UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

WASHINGTON, D. C. 20549

 

FORM 10-K

 

ý   ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

 

For the Fiscal Year Ended:                             December 31, 2005

 

OR

 

o   TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

 

For the transition period from                        to

 

Commission File Number:                            1-11954

 

VORNADO REALTY TRUST

(Exact name of Registrant as specified in its charter)

 

Maryland

 

22-1657560

(State or other jurisdiction of incorporation or organization)

 

(I.R.S. Employer Identification Number)

 

 

 

888 Seventh Avenue, New York, New York

 

10019

(Address of Principal Executive Offices)

 

(Zip Code)

 

Registrant’s telephone number including area code:                 (212) 894-7000

 

Securities registered pursuant to Section 12(b) of the Act:

 

Title of Each Class

 

Name of Each Exchange on Which Registered

 

 

 

Common Shares of beneficial interest,
$.04 par value per share

 

New York Stock Exchange

 

 

 

Series A Convertible Preferred Shares
of beneficial interest, no par value

 

New York Stock Exchange

 

 

 

Cumulative Redeemable Preferred Shares of beneficial
interest, no par value:

 

 

 

 

 

8.5% Series B

 

New York Stock Exchange

 

 

 

8.5% Series C

 

New York Stock Exchange

 

 

 

7.0% Series E

 

New York Stock Exchange

 

 

 

6.75% Series F

 

New York Stock Exchange

 

 

 

6.625% Series G

 

New York Stock Exchange

 

 

 

6.75% Series H

 

New York Stock Exchange

 

 

 

6.625% Series I

 

New York Stock Exchange

 

Securities registered pursuant to Section 12(g) of the Act:          NONE

 

Indicate by check mark if the registrant is a well-known seasoned issuer, as defined in Rule 405 of the Securities Exchange Act. YES  ý NO  o

 

Indicate by check mark if the registrant is not required to file reports pursuant to Section 13 or Section 15 (d) of the Act. YES  o NO ý

 

Indicate by check mark whether the registrant: (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days. YES   ý NO  o

 

 



 

Indicate by check mark if disclosure of delinquent filers pursuant to Item 405 of Regulation S-K is not contained herein, and will not be contained, to the best of registrant’s knowledge, in definitive proxy or information statements incorporated by reference in Part III of this Form 10-K or any amendment to this Form 10-K. o

 

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, or a non-accelerated filer (as defined in Exchange Act Rule 12b-2). Large Accelerated Filer ý Accelerated Filer o Non-Accelerated Filer o

 

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Act) YES o  NO ý

 

Aggregate market value of the voting and non-voting common shares held by non-affiliates of the registrant, i.e. by persons other than officers and trustees of Vornado Realty Trust as reflected in the table in Item 12 of this Form 10-K at June 30, 2005 was $8,564,660,000.

 

As of February 1, 2006, there were 141,265,318 of the registrant’s common shares of beneficial interest outstanding.

 

Documents Incorporated by Reference

 

Part III: Portions of Proxy Statement for Annual Meeting of Shareholders to be held on May 18, 2006.

 



 

TABLE OF CONTENTS

 

 

 

Item

 

 

 

Page

 

 

 

 

 

 

 

Part I.

 

1.

 

 

Business

 

3

 

 

 

1A.

 

 

Risk Factors

 

13

 

 

 

1B.

 

 

Unresolved Staff Comments

 

24

 

 

 

2.

 

 

Properties

 

25

 

 

 

3.

 

 

Legal Proceedings

 

51

 

 

 

4.

 

 

Submission of Matters to a Vote of Security Holders

 

52

 

 

 

 

 

 

Executive Officers of the Registrant

 

52

 

Part II.

 

5.

 

 

Market for the Registrant’s Common Equity, Related Shareholder Matters and Issuer Purchases of Equity Securities

 

53

 

 

 

6.

 

 

Selected Financial Data

 

54

 

 

 

7.

 

 

Management’s Discussion and Analysis of Financial Condition and Results of Operations

 

56

 

 

 

7A.

 

 

Quantitative and Qualitative Disclosures about Market Risk

 

115

 

 

 

8.

 

 

Financial Statements and Supplementary Data

 

117

 

 

 

9.

 

 

Changes In and Disagreements With Accountants on Accounting and Financial Disclosure

 

179

 

 

 

9A.

 

 

Controls and Procedures

 

179

 

 

 

9B.

 

 

Other Information

 

181

 

 

 

 

 

 

 

 

 

 

Part III.

 

10.

 

 

Directors and Executive Officers of the Registrant (1)

 

181

 

 

 

11.

 

 

Executive Compensation (1)

 

181

 

 

 

12.

 

 

Security Ownership of Certain Beneficial Owners and Management and Related Shareholder Matters (1)

 

 

 

 

 

13.

 

 

Certain Relationships and Related Transactions (1)

 

181

 

 

 

14.

 

 

Principal Accountant Fees and Services (1)

 

182

 

 

 

 

 

 

 

 

 

 

Part IV.

 

15.

 

 

Exhibits and Financial Statement Schedules

 

182

 

 

 

 

 

 

 

 

 

 

Signatures

 

 

 

 

 

 

183

 

 


(1)                These items are omitted in part or in whole because the registrant will file a definitive Proxy Statement pursuant to Regulation 14A under the Securities Exchange Act of 1934 for the election of directors with the Securities and Exchange Commission not later than 120 days after December 31, 2005, portions of which are incorporated by reference herein. See “Executive Officers of the Registrant” on page 52 of this Annual Report on Form 10-K for information relating to executive officers.

 

1



 

FORWARD LOOKING STATEMENTS

 

Certain statements contained herein constitute forward-looking statements as such term is defined in Section 27A of the Securities Act of 1933, as amended (the “Securities Act”), and Section 21E of the Securities Exchange Act of 1934, as amended (the “Exchange Act”). Forward-looking statements are not guarantees of performance. They involve risks, uncertainties and assumptions. Our future results, financial condition and business may differ materially from those expressed in these forward-looking statements. You can find many of these statements by looking for words such as “approximates,” “believes,” “expects,” “anticipates,” “estimates,” “intends,” “plans” “would,” “may” or other similar expressions in this Annual Report on Form 10-K. In addition, references to our budgeted amounts are forward looking statements. These forward-looking statements represent our intentions, plans, expectations and beliefs and are subject to numerous assumptions, risks and uncertainties. Many of the factors that will determine these items are beyond our ability to control or predict. For further discussion of these factors see “Item 1A. Risk Factors” in this annual report on Form 10-K.

 

For these statements, we claim the protection of the safe harbor for forward-looking statements contained in the Private Securities Litigation Reform Act of 1995. You are cautioned not to place undue reliance on our forward-looking statements, which speak only as of the date of this Annual Report on Form 10-K or the date of any document incorporated by reference. All subsequent written and oral forward-looking statements attributable to us or any person acting on our behalf are expressly qualified in their entirety by the cautionary statements contained or referred to in this section. We do not undertake any obligation to release publicly any revisions to our forward-looking statements to reflect events or circumstances after the date of this Annual Report on Form 10-K.

 

2



 

PART I

 

ITEM 1.                             BUSINESS

 

THE COMPANY

 

Vornado Realty Trust is a fully-integrated real estate investment trust (“REIT”) and conducts its business through Vornado Realty L.P., a Delaware limited partnership (the “Operating Partnership”). All references to “We,” “Us,” “Company” and “Vornado” refer to Vornado Realty Trust and its consolidated subsidiaries, including the Operating Partnership. Vornado is the sole general partner of, and owned approximately 89.4% of the common limited partnership interest in, the Operating Partnership at December 31, 2005.

 

The Company currently owns directly or indirectly:

 

Office Properties:

 

(i)            all or portions of 111 office properties aggregating approximately 30.7 million square feet in the New York City metropolitan area (primarily Manhattan) and in the Washington D.C. and Northern Virginia area;

 

Retail Properties:

 

(ii)           111 retail properties in nine states and Puerto Rico aggregating approximately 16.2 million square feet, including 3.1 million square feet owned by tenants on land leased from the Company;

 

Merchandise Mart Properties:

 

(iii)          10 properties in six states aggregating approximately 9.5 million square feet of showroom and office space, including the 3.4 million square foot Merchandise Mart in Chicago;

 

Temperature Controlled Logistics:

 

(iv)          a 47.6% interest in Americold Realty Trust which owns and operates 85 cold storage warehouses nationwide;

 

Toys “R” Us, Inc.:

 

(v)         a 32.95% interest in Toys “R” Us, Inc. which owns and/or operates 1,204 stores worldwide, including 587 toys stores and 242 Babies “R” Us stores in the United States and 306 toy stores internationally;

 

Other Real Estate Investments:

 

(vi)          33% of the outstanding common stock of Alexander’s, Inc. (NYSE: ALX) which has six properties in the greater New York metropolitan area;

 

(vii)         the Hotel Pennsylvania in New York City consisting of a hotel portion containing 1.0 million square feet with 1,700 rooms and a commercial portion containing 400,000 square feet of retail and office space;

 

(viii)        a 15.8% interest in The Newkirk Master Limited Partnership (the limited partnership units are exchangeable on a one-for-one basis into common shares of Newkirk Realty Trust (NYSE: NKT) after an IPO blackout period that expires on November 7, 2006) which owns office, retail and industrial properties net leased primarily to credit rated tenants, and various debt interests in such properties;

 

(ix)           mezzanine loans to real estate related companies; and

 

(x)            interests in other real estate including an 11.3% interest in GMH Communities L.P. (the limited partnership units are exchangeable on a one-for-one basis into common shares of GMH Communities Trust (NYSE: GCT)) which owns and manages student and military housing properties throughout the United States; seven dry warehouse/industrial properties in New Jersey containing approximately 1.5 million square feet; other investments and marketable securities.

 

3



 

OBJECTIVES AND STRATEGY

 

Our business objective is to maximize shareholder value. We intend to achieve this objective by continuing to pursue our investment philosophy and executing our operating strategies through:

 

                  Maintaining a superior team of operating and investment professionals and an entrepreneurial spirit;

                  Investing in properties in select markets, such as New York City and Washington, D.C., where we believe there is high likelihood of capital appreciation;

                  Acquiring quality properties at a discount to replacement cost and where there is a significant potential for higher rents;

                  Investing in retail properties in select under-stored locations such as the New York City metropolitan area;

                  Investing in fully-integrated operating companies that have a significant real estate component;

                  Developing and redeveloping our existing properties to increase returns and maximize value; and

                  Providing specialty financing to real estate related companies.

 

We expect to finance our growth, acquisitions and investments using internally generated funds, proceeds from possible asset sales and by accessing the public and private capital markets.

 

2005 ACQUISITIONS AND INVESTMENTS

 

Beverly Connection

 

On March 5, 2005, the Company acquired a 50% interest in a venture that owns Beverly Connection, a two-level urban shopping center, containing 322,000 square feet, located in Los Angeles, California for $10,700,000 in cash. The Company also provided the venture with a $59,500,000 first mortgage loan which bore interest at 10% through its scheduled maturity in February 2006 and $35,000,000 of preferred equity yielding 13.5% for up to a three-year term, which is subordinate to $37,200,000 of other preferred equity and debt. On February 11, 2006, $35,000,000 of the Company’s loan to the venture was converted to additional preferred equity on the same terms as the Company’s existing preferred equity. The balance of the loan of $24,500,000 was extended to April 11, 2006 and bears interest at 10%. The shopping center is anchored by CompUSA, Old Navy and Sports Chalet. The venture is redeveloping the existing retail and plans, subject to governmental approvals, to develop residential condominiums and assisted living facilities.

 

Westbury Retail Condominium

 

On May 20, 2005, the Company acquired the retail condominium of the former Westbury Hotel in Manhattan, consisting of the entire block front on Madison Avenue between 69th Street and 70th Street, for $113,000,000 in cash. Simultaneously with the closing, the Company placed an $80,000,000 mortgage loan on the property bearing interest at 5.292% and maturing in 2018. The remaining portion of the purchase price was funded as part of a Section 1031 tax-free “like-kind” exchange with a portion of the proceeds from the sale of the 400 North LaSalle Residential Tower in April 2005. The property contains approximately 17,000 square feet and is fully occupied by luxury retailers, Cartier, Chloe and Gucci under leases that expire in 2018.

 

Bowen Building

 

On June 13, 2005, the Company acquired the 90% that it did not already own of the Bowen Building, a 231,000 square foot class A office building located at 875 15th Street N.W. in the Central Business District of Washington, D.C. The purchase price was $119,000,000, consisting of $63,000,000 in cash and $56,000,000 of existing mortgage debt, which bears interest at LIBOR plus 1.5%, (5.66% as of December 31, 2005) and is due in February 2007.

 

4



 

H Street Building Corporation (“H Street”)

 

On July 20, 2005, the Company acquired H Street, which owns directly or indirectly through stock ownership in corporations, a 50% interest in real estate assets located in Pentagon City, Virginia, including 34 acres of land leased to various residential and retail operators, a 1,670 unit apartment complex, 10 acres of land and two office buildings located in Washington, D.C. containing 577,000 square feet. The purchase price was approximately $246,600,000, consisting of $194,500,000 in cash and $52,100,000 for the Company’s pro rata share of existing mortgage debt.

 

On July 22, 2005, two corporations 50% owned by H Street filed a complaint against the Company, H Street and three parties affiliated with the sellers of H Street in the Superior Court of the District of Columbia alleging that the Company encouraged H Street and the affiliated parties to breach their fiduciary duties to these corporations and interfered with prospective business and contractual relationships. The complaint seeks an unspecified amount of damages and a rescission of the Company’s acquisition of H Street. In addition, on July 29, 2005, a tenant under a ground lease with one of these corporations brought a separate suit in the Superior Court of the District of Columbia, alleging, among other things, that the Company’s acquisition of H Street violated a provision giving them a right of first offer and on that basis seeks a rescission of the Company’s acquisition and the right to acquire H Street for the price paid by the Company. On September 12, 2005, the Company filed a complaint against each of these corporations and their acting directors seeking a restoration of H Street’s full shareholder rights and damages. These legal actions are currently in the discovery stage. The Company believes that the actions filed against the Company are without merit and that it will ultimately be successful in defending against them.

 

Toys “R” Us, Inc. (“Toys”)

 

On July 21, 2005, a joint venture owned equally by the Company, Bain Capital and Kohlberg Kravis Roberts & Co. acquired Toys for $26.75 per share in cash or approximately $6.6 billion. In connection therewith, the Company invested $428,000,000 of the $1.3 billion of equity in the venture, consisting of $407,000,000 in cash and $21,000,000 in Toys common shares held by the Company.

 

On August 29, 2005, the Company acquired $150,000,000 of the $1.9 billion one-year senior unsecured bridge loan financing provided to Toys. The loan is senior to the acquisition equity of $1.3 billion and $1.6 billion of existing debt. The loan bears interest at LIBOR plus 5.25% (9.43% as of December 31, 2005) not to exceed 11% and provides for an initial .375% placement fee and additional fees of .375% at the end of three and six months if the loan has not been repaid. The loan is prepayable at any time without penalty. On December 9, 2005, $73,184,000 of this loan was repaid to the Company.

 

On January 9, 2006, Toys announced plans and is in the process of closing 87 Toys “R” Us stores in the United States, of which twelve stores will be converted into Babies “R” Us stores, five leased properties are expiring and one has been sold. Vornado is handling the leasing and disposition of the real estate of the remaining 69 stores. As a result of the store-closing program, Toys will incur restructuring and other charges aggregating approximately $155,000,000 before tax, which includes $45,000,000 for the cost of liquidating inventory. Of this amount, approximately $99,000,000 will be recorded in Toys’ fourth quarter ending January 28, 2006 and $56,000,000 will be recorded in the first quarter of their next fiscal year. These estimated amounts are preliminary and remain subject to change. The Company’s 32.95% share of the $155,000,000 charge is $51,000,000, of which $36,000,000 will have no income statement effect as a result of purchase price accounting and the remaining portion relating to the cost of liquidating the inventory of approximately $9,000,000 after-tax, will be recorded as an expense in the first quarter of 2006.

 

40 East 66th Street

 

On July 25, 2005, the Company acquired a property located at Madison Avenue and East 66th Street in Manhattan for $158,000,000 in cash. The property contains 37 rental apartments with an aggregate of 85,000 square feet, and 10,000 square feet of retail space.

 

220 Central Park South

 

On August 26, 2005, a joint venture in which the Company has a 90% interest acquired a property located at 220 Central Park South in Manhattan for $136,550,000. The Company and its partner invested cash of $43,400,000 and $4,800,000, respectively, in the venture to acquire the property. The venture obtained a $95,000,000 mortgage loan that bears interest at LIBOR plus 3.50% (8.04% as of December 31, 2005) and matures in August 2006, with two six-month extensions. The property contains 122 rental apartments with an aggregate of 133,000 square feet and 5,700 square feet of commercial space.

 

5



 

Investment in Sears, Roebuck and Co. (“Sears”)

 

In July and August 2004, the Company acquired an aggregate of 1,176,600 common shares of Sears, Roebuck and Co. (“Sears”) for $41,945,000, an average price of $35.65 per share. On March 30, 2005, upon consummation of the merger between Sears and Kmart, the Company received 370,330 common shares of Sears Holdings Corporation (Nasdaq: SHLD) (“Sears Holdings”) and $21,797,000 of cash in exchange for its 1,176,600 Sears common shares. The Sears Holdings common shares were valued at $48,143,000, based on the March 30, 2005 closing share price of $130.00. As a result the Company recognized a net gain of $27,651,000, the difference between the aggregate cost basis in the Sears shares and the market value of the total consideration received of $69,940,000. On April 4, 2005, 99,393 of the Company’s Sears Holdings common shares with a value of $13,975,000 were utilized to satisfy a third-party participation. The remaining 270,937 Sears Holdings shares were sold in the fourth quarter of 2005 at a weighted average sales price of $125.83 per share, which resulted in a net loss on disposition of $1,137,000, based on the March 30, 2005 adjusted cost basis of $130.00 per share. The Company’s net gain on its investment in these Sears shares was $26,514,000.

 

In August and September 2004, the Company acquired an economic interest in an additional 7,916,900 Sears common shares through a series of privately negotiated transactions with a financial institution pursuant to which the Company purchased a call option and simultaneously sold a put option at the same strike price on Sears common shares. These call and put options had an initial weighted-average strike price of $39.82 per share, or an aggregate of $315,250,000, expire in April 2006 and provide for net cash settlement. Under these agreements, the strike price for each pair of options increases at an annual rate of LIBOR plus 45 basis points and is credited for the dividends received on the shares. The options provide the Company with the same economic gain or loss as if it had purchased the underlying common shares and borrowed the aggregate strike price at an annual rate of LIBOR plus 45 basis points. Because these options are derivatives and do not qualify for hedge accounting treatment, the gains or losses resulting from the mark-to-market of the options at the end of each reporting period are recognized as an increase or decrease in “interest and other investment income” on the Company’s consolidated statement of income.

 

On March 30, 2005, as a result of the merger between Sears and Kmart and pursuant to the terms of the contract, the Company’s derivative position representing 7,916,900 Sears common shares became a derivative position representing 2,491,819 common shares of Sears Holdings valued at $323,936,000 based on the then closing share price of $130.00 and $146,663,000 of cash. As a result, the Company recognized a net gain of $58,443,000 based on the fair value of the derivative position on March 30, 2005. During the fourth quarter of 2005, 402,660 of the common shares were sold at a weighted average sales price of $123.77 per share. In accordance with the derivative agreements, the proceeds from these sales will remain in the derivative position until the entire position is settled or until expiration in April 2006. Based on Sears Holdings’ closing share price on December 31, 2005 of $115.53, the remaining shares in the derivative position have a market value of $241,361,000, which together with cash of $196,499,000 aggregates $437,860,000. In the period from March 31, 2005 through December 31, 2005, the Company recorded an expense of $43,475,000 from the derivative position, which consists of (i) $30,230,000 from the mark-to-market of the remaining shares in the derivative based on Sears Holdings $115.53 closing share price on December 31, 2005, (ii) $2,509,000 for the net loss on the shares sold based on a weighted average sales price of $123.77 and (iii) $10,736,000 resulting primarily from the increase in the strike price at an annual rate of LIBOR plus 45 basis points.

 

The Company’s aggregate net income recognized on the owned shares and the derivative position from inception to December 31, 2005 was $124,266,000.

 

Investment in Sears Canada Inc. (“Sears Canada”)

 

In connection with the Company’s investment in Sears Holdings Corporation, the Company acquired 7,500,000 common shares of Sears Canada between February and September of 2005 for an aggregate cost of $143,737,000, or $19.16 per share. On December 16, 2005, Sears Canada paid a special dividend, of which Vornado’s share was $120,500,000. As a result, the Company recognized $22,885,000 of income in the fourth quarter of 2005 (in addition to the unrecognized gain of $53,870,000 discussed below) and paid a $.77 special cash dividend on December 30, 2005 to shareholders of record on December 27, 2005. The Company accounts for its investment in Sears Canada as a marketable equity security classified as available-for-sale. Accordingly, the common shares are marked-to-market on a quarterly basis through “Accumulated Other Comprehensive Income” on the balance sheet. At December 31, 2005, based on a closing share price of $15.47, the unrecognized gain in Accumulated Other Comprehensive Income is $53,870,000.

 

6



 

Investment in McDonald’s Corporation (“McDonalds”) (NYSE: MCD)

 

In July 2005, the Company acquired an aggregate of 858,000 common shares of McDonalds for $25,346,000, an average price of $29.54 per share. These shares are recorded as marketable equity securities on the Company’s consolidated balance sheet and are classified as “available for sale.” Appreciation or depreciation in the fair market value of these shares is recorded as an increase or decrease in “accumulated other comprehensive income” in the shareholders’ equity section of the Company’s consolidated balance sheet and not recognized in income. At December 31, 2005, based on McDonalds’ closing stock price of $33.72 per share, $3,585,000 of appreciation in the value of these shares was included in “accumulated other comprehensive income.”

 

During the three months ended September 30, 2005, the Company acquired an economic interest in an additional 14,565,000 McDonalds common shares through a series of privately negotiated transactions with a financial institution pursuant to which the Company purchased a call option and simultaneously sold a put option at the same strike price on McDonalds’ common shares. These call and put options have an initial weighted-average strike price of $32.66 per share, or an aggregate of $475,692,000, expire on various dates between July 30, 2007 and September 10, 2007 and provide for net cash settlement. Under these agreements, the strike price for each pair of options increases at an annual rate of LIBOR plus 45 basis points (up to 95 basis points under certain circumstances) and is credited for the dividends received on the shares. The options provide the Company with the same economic gain or loss as if it had purchased the underlying common shares and borrowed the aggregate strike price at an annual rate of LIBOR plus 45 basis points. Because these options are derivatives and do not qualify for hedge accounting treatment, the gains or losses resulting from the mark-to-market of the options at the end of each reporting period are recognized as an increase or decrease in “interest and other investment income” on the Company’s consolidated statement of income. During the year ended December 31, 2005, the Company recorded net income of $17,254,000, comprised of (i) $15,239,000 from the mark-to-market of the options on December 31, 2005, based on McDonalds’ closing stock price of $33.72 per share, (ii) $9,759,000 of dividend income, partially offset by (iii) $7,744,000 for the increase in strike price resulting from the LIBOR charge.

 

Based on McDonalds’ most recent filing with the Securities and Exchange Commission, the Company’s aggregate investment in McDonalds represents 1.2% of McDonalds’ outstanding common shares.

 

Broadway Mall

 

On December 27, 2005, the Company acquired the Broadway Mall, located on Route 106 in Hicksville, Long Island, New York, for $152,500,000, consisting of $57,600,000 in cash and $94,900,000 of existing mortgage debt. The mall contains 1.2 million square feet, of which 1.0 million is owned by the Company, and is anchored by Macy’s, Ikea, Multiplex Cinemas and Target.

 

Warner Building

 

On December 27, 2005, the Company acquired the 95% interest that it did not already own in the Warner Building, a 560,000 square foot class A office building located at 1299 Pennsylvania Avenue three blocks from the White House. The purchase price was approximately $319,000,000, consisting of $170,000,000 in cash and $149,000,000 of existing mortgage and other debt.

 

Rosslyn Plaza

 

On December 20, 2005, the Company acquired a 46% partnership interest in, and became co-general partner of, partnerships that own a complex in Rosslyn, Virginia, containing four office buildings with an aggregate of 714,000 square feet and two apartment buildings containing 195 rental units. The consideration for the acquisition consisted of 734,486 newly issued Vornado Realty L.P. partnership units (valued at $61,814,000) and $27,300,000 of its pro-rata share of existing debt. Of the partnership interest acquired, 19% was from Robert H. Smith and Robert P. Kogod, trustees of Vornado, and their family members, representing all of their interest in the partnership.

 

Boston Design Center

 

On December 28, 2005, the Company acquired the Boston Design Center, which contains 552,500 square feet and is located in South Boston, for $96,000,000, consisting of $24,000,000 in cash and $72,000,000 of existing mortgage debt. The Boston Design Center is operated by the Company’s Merchandise Mart division.

 

7



 

Springfield Mall

 

On January 31, 2006, the Company closed on an option to purchase the 1.4 million square foot Springfield Mall which is located on 79 acres at the intersection of Interstate 95 and Franconia Road in Springfield, Fairfax County, Virginia, and is anchored by Macy’s, and J.C. Penney and Target, who own their stores aggregating 389,000 square feet. The purchase price for the option was $35,600,000, of which the Company paid $14,000,000 in cash at closing and the remainder of $21,600,000 will be paid in installments over four years. The Company intends to redevelop, reposition and re-tenant the mall and has committed to spend $25,000,000 in capital expenditures over a six-year period from the closing of the option agreement. The option becomes exercisable upon the passing of one of the existing principals of the selling entity and may be deferred at the Company’s election through November 2012. Upon exercise of the option, the Company will pay $80,000,000 to acquire the mall, subject to the existing mortgage of $180,000,000, which will be amortized to $149,000,000 at maturity in 2013. Upon closing of the option on January 31, 2006, the Company acquired effective control of the mall, including management of the mall and right to the mall’s net cash flow. Accordingly, the Company will consolidate the accounts of the mall into its financial position and results of operations pursuant to the provisions of FIN 46R. The Company has a 2.5% minority partner in this transaction.

 

Other

 

In addition to the acquisitions and investments described above, the Company made $281,500,000 of other acquisitions and investments during 2005, which are summarized below:

 

(Amounts in thousands)

 

Amount

 

Segment

 

Dune Capital L.P. (5.4% interest)

 

$

50,000

 

Other

 

Wasserman Joint Venture (95% interest)

 

49,400

 

Other

 

692 Broadway, New York, NY

 

28,500

 

Retail

 

South Hills Mall, Poughkeepsie, NY

 

25,000

 

Retail

 

Rockville Town Center, Rockville, MD

 

24,800

 

Retail

 

211-217 Columbus Avenue, New York, NY

 

24,500

 

Retail

 

1750-1780 Gun Hill Road, Bronx, NY

 

18,000

 

Retail

 

TCG Urban Infrastructure Holdings Limited, India (25% interest)

 

16,700

 

Other

 

42 Thompson Street, New York, NY

 

16,500

 

Office

 

Verde Group LLC (5% interest)

 

15,000

 

Other

 

Other

 

13,100

 

Other

 

 

 

$

281,500

 

 

 

 

8



 

2005 DISPOSITIONS

 

400 North LaSalle

 

On April 21, 2005, the Company, through its 85% owned joint venture, sold 400 North LaSalle, a 452-unit high-rise residential tower in Chicago, Illinois, for $126,000,000, which resulted in a net gain on sale of $31,614,000. All of the proceeds from the sale were reinvested in tax-free “like-kind” exchange investments pursuant to Section 1031 of the Internal Revenue Code.

 

3700 Las Vegas Boulevard

 

On December 30, 2005, the Company sold its $3,050,000 senior preferred equity in 3700 Associates LLC, which owns 3700 Las Vegas Boulevard, a development land parcel, and recognized a net gain of $12,110,000. In addition, the purchaser repaid the Company’s $5,000,000 senior mezzanine loan to the venture.

 

2005 MEZZANINE LOAN ACTIVITY

 

On January 7, 2005, all of the outstanding General Motors Building loans aggregating $275,000,000 were repaid. In connection therewith, the Company received a $4,500,000 prepayment premium and $1,996,000 of accrued interest and fees through January 14, 2005, which is included in “interest and other income” on the Company’s consolidated statement of income for the year ended December 31, 2005.

 

On February 3, 2005, the Company made a $135,000,000 mezzanine loan to Riley Holdco Corp., an entity formed to complete the acquisition of LNR Property Corporation (NYSE: LNR). The terms of the financings are as follows: (i) $60,000,000 of a $325,000,000 mezzanine tranche of a $2,400,000,000 credit facility secured by certain equity interests and which is junior to $1,900,000,000 of the credit facility, bears interest at LIBOR plus 5.25% (9.64% as of December 31, 2005) and matures in February 2008 with two one-year extensions; and (ii) $75,000,000 of $400,000,000 of unsecured notes which are subordinate to the $2,400,000,000 credit facility and senior to over $700,000,000 of equity contributed to finance the acquisition. These notes mature in February 2015, provide for a 1.5% placement fee, and bear interest at 10% for the first five years and 11% for years six through ten.

 

On April 7, 2005, the Company made a $108,000,000 mezzanine loan secured by The Sheffield, a 684,500 square foot mixed-use residential property in Manhattan, containing 845 apartments, 109,000 square feet of office space and 6,900 square feet of retail space. The loan is subordinate to $378,500,000 of other debt, matures in April 2007 with a one-year extension, provides for a 1% placement fee, and bears interest at LIBOR plus 7.75% (12.14% at December 31, 2005).

 

On May 11, 2005, the Company’s $83,000,000 loan to Extended Stay America was repaid.

 

On December 7, 2005, the Company made a $42,000,000 mezzanine loan secured by The Manhattan House, a 780,000 square foot mixed-use residential property in Manhattan containing 583 apartments, 45,000 square feet of retail space and an underground parking garage. The loan is subordinate to $630,000,000 of other debt, matures in November 2007 with two one-year extensions and bears interest at LIBOR plus 6.25% (10.64% at December 31, 2005).

 

9



 

DEVELOPMENT AND REDEVELOPMENT PROJECTS

 

The Company is currently engaged in various development/redevelopment projects for which it has budgeted approximately $718.5 million. Of this amount, $10.0 million was expended prior to 2005, $117.5 million was expended in 2005 and $228.0 million is estimated to be expended in 2006. Below is a description of these projects.

 

 

 

The Company’s Share of

 

($ in millions)

 

Estimated
Completion
Date

 

Estimated
Project Cost

 

Costs Expended
in Year Ended
December 31,
2005

 

Estimated
Costs to
Complete

 

 

 

 

 

 

 

 

 

 

 

In Progress:

 

 

 

 

 

 

 

 

 

New York City Office:

 

 

 

 

 

 

 

 

 

1740 Broadway and 888 7th Avenue – lobby renovations

 

2007

 

$

22.5

 

$

1.6

 

$

20.9

 

Washington, D.C. Office:

 

 

 

 

 

 

 

 

 

Crystal City - U.S. Government Patent and Trade Office (“PTO”) (see details below):

 

 

 

 

 

 

 

 

 

(i)

Renovation of buildings

 

2006-2007

 

67.0

 

35.3

 

31.3

 

(ii)

Cost to retenant

 

2006-2007

 

69.0

 

14.7

 

55.0

 

(iii)

Redevelopment of Crystal Plaza Two office space to residential (subject to governmental approvals)

 

2009

 

92.0

 

2.9

 

88.5

 

2101 L Street office building – complete rehabilitation of existing building including curtain wall, mechanical systems and lobbies

 

2007

 

71.0

 

0.2

 

70.8

 

Retail:

 

 

 

 

 

 

 

 

 

Green Acres Mall – interior and exterior renovation, construction of an additional 100,000 square feet of free-standing retail space, parking decks and site-work and tenant improvements for B.J.’s Wholesale who will construct its own store

 

2007

 

84.0

 

11.0

 

73.0

 

Bergen Mall – interior and exterior renovation of existing space, demolition of 300,000 square feet and construction of 580,000 square feet of retail space and a parking deck (subject to governmental approvals)

 

2008

 

171.0

 

11.7

 

157.6

 

Strip shopping centers and malls – redevelopment of fifteen properties

 

2006-2007

 

85.0

 

13.5

 

63.5

 

Beverly Connection (50% interest) – interior and exterior renovations to existing retail space

 

2007

 

24.0

 

6.1

 

17.9

 

Merchandise Mart:

 

 

 

 

 

 

 

 

 

Redevelopment of 7 West 34th Street office space to permanent showroom space for Gift industry manufacturers and wholesalers

 

2006

 

33.0

 

20.5

 

12.5

 

 

 

 

 

$

718.5

 

$

117.5

 

$

591.0

 

 

During 2004 and 2005, the PTO vacated approximately 1,864,000 square feet in the Company’s Crystal City office buildings and will vacate an additional 75,000 square feet in the first quarter of 2006. The Company plans to redevelop certain of these buildings, including Crystal Plaza Two, Three and Four, which have been taken out of service. Crystal Plaza Two, subject to governmental approvals, will be converted from a 13-story office building, containing 181,000 square feet, to a 19-story, 256 unit, residential tower containing 265,000 rentable/saleable square feet, at an estimated cost of $85,000,000 to $92,000,000. Renovations to Crystal Plaza Three and Four include new mechanical systems, restrooms, lobbies and corridors. The renovations to Crystal Plaza Three and Four are expected to be completed by the end of 2006 at an approximate cost of $65,900,000. Renovations to the remaining office buildings not taken out of service include common area and exterior renovations. See Item II — Properties for details of the lease up of the PTO space.

 

In addition, to the projects noted above, on July 19, 2005 a joint venture, owned 50% by the Company, entered into a Memorandum of Understanding and has been conditionally designated as the developer to convert a portion of the Farley Post Office in Manhattan into the new Moynihan Train Station. The plans for the Moynihan Station project involve 300,000 square feet for a new transportation facility to be financed with public funding, as well as 850,000 square feet of commercial space and up to 1,000,000 square feet of air rights intended to be transferred to an adjacent site. The commercial space is currently anticipated to include a variety of retail uses, restaurants, a boutique hotel and merchandise mart space. The joint venture is also considering alternate variations of this project, which may include a sports arena, which would give rise to a much larger scale redevelopment opportunity.

 

The Company is also in the pre-development phase of other real estate projects for which final plans and budgeted costs have yet to be determined. Such projects include: (i) redeveloping certain shopping malls, including the South Hills and Springfield Malls, (ii) redeveloping and expanding retail space in the Penn Plaza area, (iii) converting an industrial warehouse in Garfield, New Jersey to 500,000 square feet of retail space, (iv) converting residential apartment buildings to condominiums, including 220 Central Park South and 40 East 66th Street, (v) redeveloping certain assets in the SoHo area of Manhattan, and (vi) redeveloping and expanding the Beverly Connection shopping center in Los Angeles, California to include residential condominium units and assisted living facilities.

 

There can be no assurance that any of the above projects will commence or be completed on schedule or on budget.

 

10



 

FINANCING ACTIVITIES

 

On August 10, 2005, the Company sold 9,000,000 common shares at a price of $86.75 per share for gross proceeds of $780,750,000 in a public offering pursuant to an effective registration statement.  During 2005, the Company issued $382,500,000 of Cumulative Redeemable Preferred Shares at a weighted average rate of 6.66% and $100,000,000 Cumulative Redeemable Preferred Units of the Operating Partnership at a weighted average rate of 6.75% and redeemed $115,000,000 and $697,000,000 of outstanding Cumulative Redeemable Preferred Shares and Units with a weighted average rate of 8.50% and 8.25%, respectively. The Company also completed property level financings of $543,600,000 and issued $500,000,000 of 3.875% exchangeable senior debentures due 2025.

 

On February 16, 2006, the Company completed a public offering of $250,000,000 principal amount of 5.60% senior unsecured notes due 2011 pursuant to an effective registration statement. The net proceeds from this offering, after underwriters’ discount, were $248,265,000.

 

The Company may seek to obtain additional capital through equity offerings, debt financings or asset sales, although there is no express policy with respect thereto. The Company may also offer its shares or Operating Partnership units in exchange for property and may repurchase or otherwise re-acquire its shares or any other securities in the future.

 

SEASONALITY

 

The Company’s revenues and expenses are subject to seasonality during the year which impacts quarter-by-quarter net earnings, cash flows and funds from operations. The business of Toys is highly seasonal. Historically, Toys’ fourth quarter net income, which the Company records on a one-quarter lag basis in its first quarter, accounts for more than 80% of Toys’ fiscal year net income. The Office and Merchandise Mart segments have historically experienced higher utility costs in the third quarter of the year. The Merchandise Mart segment also has experienced higher earnings in the second and fourth quarters of the year due to major trade shows in those quarters. The Retail segment revenue in the fourth quarter is typically higher due to the recognition of percentage rental income. The Temperature Controlled Logistics segment has experienced higher earnings in the fourth quarter due to higher activity and occupancy in its warehouse operations due to the holiday season’s impact on the food industry.

 

TENANTS ACCOUNTING FOR OVER 10% OF REVENUES

 

None of the Company’s tenants represented more than 10% of total revenues for the year ended December 31, 2005.

 

ENVIRONMENTAL REGULATIONS

 

The Company’s operations and properties are subject to various federal, state and local laws and regulations concerning the protection of the environment including air and water quality, hazardous or toxic substances and health and safety. Under certain of these environmental laws a current or previous owner or operator of real estate may be required to investigate and clean up hazardous or toxic substances released at a property. The owner or operator may also be held liable to a governmental entity or to third parties for property damage or personal injuries and for investigation and clean-up costs incurred by those parties because of the contamination. These laws often impose liability without regard to whether the owner or operator knew of the release of the substances or caused the release. The presence of contamination or the failure to remediate contamination may impair the Company’s ability to sell or lease real estate or to borrow using the real estate as collateral. Other laws and regulations govern indoor and outdoor air quality including those that can require the abatement or removal of asbestos-containing materials in the event of damage, demolition, renovation or remodeling and also govern emissions of and exposure to asbestos fibers in the air. The maintenance and removal of lead paint and certain electrical equipment containing polychlorinated biphenyls (PCBs) and underground storage tanks are also regulated by federal and state laws. The Company is also subject to risks associated with human exposure to chemical or biological contaminants such as molds, pollens, viruses and bacteria which, above certain levels, can be alleged to be connected to allergic or other health effects and symptoms in susceptible individuals. The Company could incur fines for environmental compliance and be held liable for the costs of remedial action with respect to the foregoing regulated substances or tanks or related claims arising out of environmental contamination or human exposure at or from the Company’s properties.

 

Each of the Company’s properties has been subjected to varying degrees of environmental assessment at various times. The environmental assessments did not reveal any environmental condition material to the Company’s business. However, identification of new compliance concerns or undiscovered areas of contamination, changes in the extent or known scope of contamination, discovery of additional sites, human exposure to the contamination or changes in cleanup or compliance requirements could result in significant costs to the Company.

 

11



 

COMPETITION

 

The Company’s business segments – Office, Retail, Merchandise Mart Properties, Temperature Controlled Logistics, and Toys “R” Us, as well as its other investments, operate in highly competitive environments. The Company has a large concentration of properties in the New York City metropolitan area and in the Washington, D.C. and Northern Virginia area. The Company competes with a large number of real estate property owners and developers. Principal factors of competition are rent charged, attractiveness of location, the quality of the property and breadth and quality of services provided. The Company’s success depends upon, among other factors, trends of the national and local economies, financial condition and operating results of current and prospective tenants and customers, availability and cost of capital, construction and renovation costs, taxes, governmental regulations, legislation and population trends. The Company’s interest in Toys “R” Us will also be affected by competition from discount and mass merchandisers.

 

CERTAIN ACTIVITIES

 

Acquisitions and investments are not required to be based on specific allocation by type of property. The Company has historically held its properties for long-term investment; however, it is possible that properties in the portfolio may be sold in whole or in part, as circumstances warrant, from time to time. Further, the Company has not adopted a policy that limits the amount or percentage of assets which would be invested in a specific property. While the Company may seek the vote of its shareholders in connection with any particular material transaction, generally the Company’s activities are reviewed and may be modified from time to time by its Board of Trustees without the vote of shareholders.

 

EMPLOYEES

 

As of December 31, 2005, the Company and its majority-owned subsidiaries had approximately 3,015 employees, of which 269 were corporate staff. The Office segment had 107 employees and 1,286 employees of Building Maintenance Services, a wholly-owned subsidiary. The Retail segment, the Merchandise Mart segment, the Washington D.C. Office segment and the Hotel Pennsylvania had 71, 511, 190 and 524 employees, respectively. The forgoing does not include employees of partially-owned entities, including 6,459 Americold Realty Trust employees and 79,872 Toys “R” Us, Inc. employees.

 

SEGMENT DATA

 

The Company operates in five business segments: Office Properties, Retail Properties, Merchandise Mart Properties, Temperature Controlled Logistics and Toys “R” Us.

 

The Merchandise Mart segment has trade show operations in Canada. The Temperature Controlled Logistics segment manages one warehouse in Canada. The Toys segment operates in 306 locations internationally. In addition, the Company has a 25% equity investment in TCG Urban Infrastructure Holdings in India, which is included in the Other segment. Information related to the Company’s business segments for the years 2005, 2004 and 2003 is set forth in Note 19 - Segment Information to the Company’s consolidated financial statements in this annual report on Form 10-K.

 

PRINCIPAL EXECUTIVE OFFICES

 

The Company’s principal executive offices are located at 888 Seventh Avenue, New York, New York 10019; telephone (212) 894-7000.

 

MATERIALS AVAILABLE ON OUR WEBSITE

 

Copies of the Company’s annual report on Form 10-K, quarterly reports on Form 10-Q, current reports on Form 8-K, and amendments to those reports, as well as Reports on Forms 3, 4 and 5 regarding officers, trustees or 10% beneficial owners of the Company, filed or furnished pursuant to Section 13(a), 15(d) or 16(a) of the Securities Exchange Act of 1934 are available free of charge through our website (www.vno.com) as soon as reasonably practicable after it is electronically filed with, or furnished to, the Securities and Exchange Commission. We also have made available on our website copies of our Audit Committee Charter, Compensation Committee Charter, Corporate Governance and Nominating Committee Charter, Code of Business Conduct and Ethics and Corporate Governance Guidelines. In the event of any changes to these charters or the code or guidelines, changed copies will also be made available on our website.

 

12



 

ITEM 1A.       RISK FACTORS

 

Set forth below are material factors that may adversely affect our business and operations.

 

Real Estate Investments’ Value and Income Fluctuate Due to Various Factors.

 

The value of real estate fluctuates depending on conditions in the general economy and the real estate business. These conditions may also limit our revenues and available cash.

 

The factors that affect the value of our real estate include, among other things:

 

     national, regional and local economic conditions;

     consequences of any armed conflict involving, or terrorist attack against, the United States;

     our ability to secure adequate insurance;

     local conditions such as an oversupply of space or a reduction in demand for real estate in the area;

     competition from other available space;

     whether tenants and users such as customers and shoppers consider a property attractive;

     the financial condition of our tenants, including the extent of tenant bankruptcies or defaults;

     whether we are able to pass some or all of any increased operating costs through to tenants;

     how well we manage our properties;

     fluctuations in interest rates;

     changes in real estate taxes and other expenses;

     changes in market rental rates;

     the timing and costs associated with property improvements and rentals;

     changes in taxation or zoning laws;

     government regulation;

     Vornado Realty Trust’s failure to continue to qualify as a real estate investment trust;

     availability of financing on acceptable terms or at all;

     potential liability under environmental or other laws or regulations; and

     general competitive factors.

 

The rents we receive and the occupancy levels at our properties may decline as a result of adverse changes in any of these factors. If our rental revenues decline, we generally would expect to have less cash available to pay our indebtedness and distribute to our shareholders. In addition, some of our major expenses, including mortgage payments, real estate taxes and maintenance costs, generally do not decline when the related rents decline.

 

We depend on leasing space to tenants on economically favorable terms and collecting rent from our tenants, who may not be able to pay.

 

Our financial results depend significantly on leasing space in our properties to tenants on economically favorable terms. In addition, because a substantial majority of our income comes from renting of real property, our income, funds available to pay indebtedness and funds available for distribution to our shareholders will decrease if a significant number of our tenants cannot pay their rent or if we are not able to maintain our levels of occupancy on favorable terms. If a tenant does not pay its rent, we might not be able to enforce our rights as landlord without delays and might incur substantial legal costs.

 

Bankruptcy or insolvency of tenants may decrease our revenues and available cash.

 

From time to time, some of our tenants have declared bankruptcy, and other tenants may declare bankruptcy or become insolvent in the future. If a major tenant declares bankruptcy or becomes insolvent, the rental property at which it leases space may have lower revenues and operational difficulties. In the case of our shopping centers, the bankruptcy or insolvency of a major tenant could cause us to have difficulty leasing the remainder of the affected property. Our leases generally do not contain restrictions designed to ensure the creditworthiness of our tenants. As a result, the bankruptcy or insolvency of a major tenant could result in a lower level of net income and funds available for distribution to our shareholders or the payment of our indebtedness.

 

13



 

Real estate is a competitive business.

 

Our business segments – Office, Retail, Merchandise Mart Properties, Temperature Controlled Logistics, Toys “R” Us and Other – operate in highly competitive environments. We have a large concentration of properties in the New York City metropolitan area and in the Washington, D.C. and Northern Virginia area. We compete with a large number of real estate property owners and developers, some of which may be willing to accept lower returns on their investments. Principal factors of competition are rent charged, attractiveness of location, the quality of the property and breadth and quality of services provided. Our success depends upon, among other factors, trends of the national and local economies, financial condition and operating results of current and prospective tenants and customers, availability and cost of capital, construction and renovation costs, taxes, governmental regulations, legislation and population trends.

 

We may incur costs to comply with environmental laws.

 

Our operations and properties are subject to various federal, state and local laws and regulations concerning the protection of the environment including air and water quality, hazardous or toxic substances and health and safety. Under some environmental laws, a current or previous owner or operator of real estate may be required to investigate and clean up hazardous or toxic substances released at a property. The owner or operator may also be held liable to a governmental entity or to third parties for property damage or personal injuries and for investigation and clean-up costs incurred by those parties because of the contamination. These laws often impose liability without regard to whether the owner or operator knew of the release of the substances or caused the release.  The presence of contamination or the failure to remediate contamination may impair our ability to sell or lease real estate or to borrow using the real estate as collateral.  Other laws and regulations govern indoor and outdoor air quality including those that can require the abatement or removal of asbestos-containing materials in the event of damage, demolition, renovation or remodeling and also govern emissions of and exposure to asbestos fibers in the air.  The maintenance and removal of lead paint and certain electrical equipment containing polychlorinated biphenyls (PCBs) and underground storage tanks are also regulated by federal and state laws. We are also subject to risks associated with human exposure to chemical or biological contaminants such as molds, pollens, viruses and bacteria which, above certain levels, can be alleged to be connected to allergic or other health effects and symptoms in susceptible individuals. We could incur fines for environmental compliance and be held liable for the costs of remedial action with respect to the foregoing regulated substances or tanks or related claims arising out of environmental contamination or human exposure at or from our properties.

 

Each of our properties has been subjected to varying degrees of environmental assessment at various times. The environmental assessments did not, as of this date, reveal any environmental condition material to our business.  However, identification of new compliance concerns or undiscovered areas of contamination, changes in the extent or known scope of contamination, discovery of additional sites, human exposure to the contamination or changes in cleanup or compliance requirements could result in significant costs to us.

 

Some of our potential losses may not be covered by insurance.

 

We carry comprehensive liability and all risk property insurance ((i) fire, (ii) flood, (iii) extended coverage, (iv) ”acts of terrorism” as defined in the Terrorism Risk Insurance Extension Act of 2005, which expires in 2007 and (v) rental loss insurance) with respect to our assets.  Below is a summary of the current all risk property insurance and terrorism risk insurance in effect though September 2006 for each of the following business segments:

 

 

 

Coverage Per Occurrence

 

 

 

All Risk (1)

 

Sub-Limits for
Acts of Terrorism

 

 

 

 

 

 

 

New York City Office

 

$

1,400,000,000

 

$

750,000,000

 

 

 

 

 

 

 

Washington, D.C. Office

 

1,400,000,000

 

750,000,000

 

 

 

 

 

 

 

Retail

 

500,000,000

 

500,000,000

 

 

 

 

 

 

 

Merchandise Mart

 

1,400,000,000

 

750,000,000

 

 

 

 

 

 

 

Temperature Controlled Logistics

 

225,000,000

 

225,000,000

 

 


(1)                   Limited as to terrorism insurance by the sub-limit shown in the adjacent column.

 

In addition to the coverage above, we carry lesser amounts of coverage for terrorist acts not covered by the Terrorism Risk Insurance Extension Act of 2005.  To the extent that we incur losses in excess of our insurance coverage, these losses would be borne by us and could be material.

 

14



 

Our debt instruments, consisting of mortgage loans secured by our properties (which are generally non-recourse to us), Vornado Realty L.P.’s senior unsecured notes due 2007, 2009 and 2010, exchangeable senior debentures due 2025 and our revolving credit agreement, contain customary covenants requiring us to maintain insurance.  Although we believe that we have adequate insurance coverage under these agreements, we may not be able to obtain an equivalent amount of coverage at reasonable costs in the future.  Further, if lenders insist on greater coverage than we are able to obtain, or if the Terrorism Risk Insurance Extension of 2005 is not extended past 2007, it could adversely affect our ability to finance and/or refinance our properties and expand our portfolio.

 

Because we operate one hotel property, we face the risks associated with the hospitality industry.

 

We own the Hotel Pennsylvania in New York City. If the hotel does not generate sufficient receipts, our cash flow would be decreased, which could reduce the amount of cash available for distribution to our shareholders. The following factors, among others, are common to the hotel industry, and may reduce the revenues generated by our hotel property:

 

                  our hotel competes for guests with other hotels, a number of which have greater marketing and financial resources;

                  if there is an increase in operating costs resulting from inflation and other factors, we may not be able to offset such increase by increasing room rates;

                  our hotel is subject to the fluctuating and seasonal demands of business travelers and tourism;

                  our hotel is subject to general and local economic and social conditions that may affect demand for travel in general, including war and terrorism; and

                  physical condition, which may require substantial additional capital.

 

Because of the ownership structure of our hotel, we face potential adverse effects from changes to the applicable tax laws.

 

Under the Internal Revenue Code, REITs like us are not allowed to operate hotels directly or indirectly. Accordingly, we lease The Hotel Pennsylvania to our taxable REIT subsidiary, or TRS. While the TRS structure allows the economic benefits of ownership to flow to us, the TRS is subject to tax on its income from the operations of the hotel at the federal and state level. In addition, the TRS is subject to detailed tax regulations that affect how it may be capitalized and operated. If the tax laws applicable to TRS’s are modified, we may be forced to modify the structure for owning the hotel, and such changes may adversely affect the cash flows from the hotel. In addition, the Internal Revenue Service, the United States Treasury Department and Congress frequently review federal income tax legislation, and we cannot predict whether, when or to what extent new federal tax laws, regulations, interpretations or rulings will be adopted. Any of such actions may prospectively or retroactively modify the tax treatment of the TRS and, therefore, may adversely affect our after-tax returns from the hotel.

 

Compliance or failure to comply with the Americans with Disabilities Act or other safety regulations and requirements could result in substantial costs.

 

The Americans with Disabilities Act generally requires that public buildings, including our properties, be made accessible to disabled persons. Noncompliance could result in the imposition of fines by the federal government or the award of damages to private litigants. From time to time persons have asserted claims against us with respect to some of our properties under this Act, but to date such claims have not resulted in any material expense or liability. If, under the Americans with Disabilities Act, we are required to make substantial alterations and capital expenditures in one or more of our properties, including the removal of access barriers, it could adversely affect our financial condition and results of operations, as well as the amount of cash available for distribution to our shareholders.

 

Our properties are subject to various federal, state and local regulatory requirements, such as state and local fire and life safety requirements. If we fail to comply with these requirements, we could incur fines or private damage awards. We do not know whether existing requirements will change or whether compliance with future requirements will require significant unanticipated expenditures that will affect our cash flow and results of operations.

 

15



 

Our Investments Are Concentrated in the New York and Washington D.C. Metropolitan Areas.  Circumstances Affecting These Areas Generally Could Adversely Affect Our Business.

 

A significant portion of our properties are in the New York City/New Jersey and Washington, D.C. metropolitan areas and are affected by the economic cycles and risks inherent to those areas.

 

During 2005, approximately 73% of our EBITDA excluding items that affect comparability, came from properties located in New Jersey and the New York City and Washington, D.C. metropolitan areas.  In addition, we may continue to concentrate a significant portion of our future acquisitions in New Jersey and the New York City and Washington, D.C. metropolitan areas.  Like other real estate markets, the real estate markets in these areas have experienced economic downturns in the past, and we cannot predict how economic conditions will impact these markets in both the short and long term.  Declines in the economy or a decline in the real estate markets in these areas could hurt our financial performance and the value of our properties.  The factors affecting economic conditions in these regions include:

 

               space needs of the United States Government, including the effect of base closures and repositioning under the Defense Base Closure and Realignment Act of 1990, as amended;

     business layoffs or downsizing;

     industry slowdowns;

     relocations of businesses;

     changing demographics;

     increased telecommuting and use of alternative work places;

               financial performance and productivity of the publishing, advertising, financial, technology, retail, insurance and real estate industries;

     infrastructure quality; and

     any oversupply of, or reduced demand for, real estate.

 

It is impossible for us to assess the future effects of the current uncertain trends in the economic and investment climates of the New York City/New Jersey and Washington, D.C. regions, and more generally of the United States, or the real estate markets in these areas.  If these conditions persist or if there is any local, national or global economic downturn, our businesses and future profitability may be adversely affected.

 

Terrorist attacks, such as those of September 11, 2001 in New York City and the Washington, D.C. area, may adversely affect the value of our properties and our ability to generate cash flow.

 

We have significant investments in large metropolitan areas, including the New York, Washington, D.C. and Chicago metropolitan areas.  In the aftermath of any terrorist attacks, tenants in these areas may choose to relocate their businesses to less populated, lower-profile areas of the United States that may be perceived to be less likely targets of future terrorist activity and fewer customers may choose to patronize businesses in these areas.  This in turn would trigger a decrease in the demand for space in these areas, which could increase vacancies in our properties and force us to lease our properties on less favorable terms.  As a result, the value of our properties and the level of our revenues could decline materially.

 

We May Acquire or Sell Additional Assets or Develop Additional Properties.  Our Failure or Inability to Consummate These Transactions or Manage the Results of These Transactions Could Adversely Affect Our Operations and Financial Results.

 

We have grown rapidly through acquisitions.  We may not be able to maintain this rapid growth and our failure to do so could adversely affect our stock price.

 

We have experienced rapid growth in recent years, increasing our total assets from approximately $565 million at December 31, 1996 to approximately $13.6 billion at December 31, 2005.  We may not be able to maintain a similar rate of growth in the future or manage our growth effectively.  Our failure to do so may have a material adverse effect on our financial condition and results of operations and ability to pay dividends to our shareholders.

 

16



 

We may acquire or develop properties or acquire other real estate related companies and this may create risks.

 

We may acquire or develop properties or acquire other real estate related companies when we believe that an acquisition or development is consistent with our business strategies.  We may not, however, succeed in consummating desired acquisitions or in completing developments on time or within budget. In addition, we may face competition in pursuing acquisition or development opportunities that could increase our costs. When we do pursue a project or acquisition, we may not succeed in leasing newly developed or acquired properties at rents sufficient to cover their costs of acquisition or development and operations.  Difficulties in integrating acquisitions may prove costly or time-consuming and could divert management’s attention. Acquisitions or developments in new markets or industries where we do not have the same level of market knowledge may result in poorer than anticipated performance. We may also abandon acquisition or development opportunities that we have begun pursuing and consequently fail to recover expenses already incurred and have devoted management time to a matter not consummated. Furthermore, our acquisitions of new properties or companies will expose us to the liabilities of those properties or companies, some of which we may not be aware at the time of acquisition. In addition, development of our existing properties presents similar risks.

 

It may be difficult to buy and sell real estate quickly.

 

Real estate investments are relatively difficult to buy and sell quickly.  Consequently, we may have limited ability to vary our portfolio promptly in response to changes in economic or other conditions.

 

We may not be permitted to dispose of certain properties or pay down the debt associated with those properties when we might otherwise desire to do so without incurring additional costs.

 

As part of an acquisition of a property, including our January 1, 2002, acquisition of Charles E. Smith Commercial Realty L.P.’s 13.0 million square foot portfolio, we may agree, and in the case of Charles E. Smith Commercial Realty L.P. did agree, with the seller that we will not dispose of the acquired properties or reduce the mortgage indebtedness on them for significant periods of time unless we pay certain of the resulting tax costs of the seller.  These agreements could result in our holding on to properties that we would otherwise sell and not pay down or refinance indebtedness that we would otherwise pay down or refinance.

 

On January 1, 2002, we completed the acquisition of the 66% interest in Charles E. Smith Commercial Realty L.P. that we did not previously own.  The terms of the merger restrict our ability to sell or otherwise dispose of, or to finance or refinance, the properties formerly owned by Charles E. Smith Commercial Realty L.P., which could result in our inability to sell these properties at an opportune time and increased costs to us.

 

Subject to limited exceptions, we are restricted from selling or otherwise transferring or disposing of certain properties located in the Crystal City area of Arlington, Virginia or an interest in our division that manages the majority of our office properties in the Washington, D.C. metropolitan area, which we refer to as the Washington D.C. Office Division, for a period of 12 years with respect to certain properties located in the Crystal City area of Arlington, Virginia or six years with respect to an interest in the Washington D.C. Office Division.  These restrictions, which currently cover approximately 13.0 million square feet of space, could result in our inability to sell these properties or an interest in the Washington D.C. Office Division at an opportune time and increase costs to us.

 

17



 

From time to time we make investments in companies over which we do not have sole control. Some of these companies operate in industries that differ from our current operations, with different risks than investing in real estate.

 

From time to time we make debt or equity investments in other companies that we may not control or over which we may not have sole control.  These investments include but are not limited to:  a 33% interest in Alexander’s, Inc.; a 15.8% interest in The Newkirk Master Limited Partnership; a 11.3% interest in GMH Communities L.P.; a 1.3% common equity interest in Sears Holdings Corporation; a 1.2% common equity interest in McDonalds Corporation; a 7.0% common equity interest in Sears Canada, Inc.; and equity and mezzanine investments in other real estate related companies.  In addition, on July 21, 2005, a joint venture that we own equally with Bain Capital and Kohlberg Kravis Roberts & Co. acquired Toys “R” Us, Inc.  Although they generally have a significant real estate component, several of these entities operate in businesses that are different from our line of business including, without limitation, operating or managing toy stores, department stores, fast food restaurants, refrigerated warehouses and student and military housing facilities. Consequently, our investment in these businesses, among other risks, subjects us to the operating and financial risks of industries other than real estate and to the risk that we do not have sole control over the operations of these businesses.  From time to time we may (or may seek to) make additional investments in or acquire other entities that may subject us to additional similar risks. Our investments in entities over which we do not have sole control, including joint ventures, present additional risks such as our having differing objectives than our partners or the entities in which we invest or our becoming involved in disputes or competing with those persons. In addition, we rely on the internal controls and financial reporting controls of these entities and their failure to comply with applicable standards may adversely affect us.

 

We are subject to risks that affect the general retail environment.

 

A substantial proportion of our properties are in the retail shopping center real estate market and we have a significant investment in retailers such as Toys “R” Us, Inc. See “Our investment in Toys “R” Us, Inc. subjects us to risks different from our other lines of business and may result in increased seasonality and volatility in our reported earnings” below. This means that we are subject to factors that affect the retail environment generally, including the level of consumer spending and consumer confidence, the threat of terrorism and increasing competition from discount retailers, outlet malls, retail websites and catalog companies. These factors could adversely affect the financial condition of our retail tenants and the retailers in which we hold an investment and the willingness of retailers to lease space in our shopping centers.

 

We depend upon our anchor tenants to attract shoppers.

 

We own several regional malls and other shopping centers that are typically anchored by well-known department stores and other tenants who generate shopping traffic at the mall or shopping center. The value of our properties would be adversely affected if tenants or anchors failed to meet their contractual obligations, sought concessions in order to continue operations or ceased their operations. If the sales of stores operating in our properties were to decline significantly due to economic conditions, closing of anchors or for other reasons, tenants may be unable to pay their minimum rents or expense recovery charges. In the event of a default by a tenant or anchor, we may experience delays and costs in enforcing our rights as landlord.

 

Our investment in Toys “R” Us, Inc. subjects us to risks different from our other lines of business and may result in increased seasonality and volatility in our reported earnings.

 

On July 21, 2005, a joint venture that we own equally with Bain Capital and Kohlberg Kravis Roberts & Co. acquired Toys “R” Us, Inc. (“Toys”). Because Toys is a retailer, its operations subject us to the risks of a retail company that are different than those presented by our other lines of business. The business of Toys is highly seasonal. Historically, Toys fourth quarter net income accounts for more than 80% of its fiscal year net income. In addition, our fiscal year ends on December 31 whereas, as is common for retailers, Toys’ fiscal year ends on the Saturday nearest to January 31. Therefore, we record our pro-rata share of Toys’ net income (loss) on a one quarter-lag basis.  For example, our financial results for the fourth quarter ended December 31, 2005 include Toys’ financial results for their third quarter ended October 29, 2005, and our financial results for the year ended December 31, 2006 will include Toys’ financial results for its first, second and third quarters ended October 28, 2006, as well as Toys’ fourth quarter results of 2005. Because of the seasonality of Toys, our reported net income will likely show increased volatility.

 

18



 

Our Organizational and Financial Structure Gives Rise to Operational and Financial Risks.

 

We May Not Be Able to Obtain Capital to Make Investments.

 

We depend primarily on external financing to fund the growth of our business.  This is because one of the requirements of the Internal Revenue Code of 1986, as amended, for a REIT is that it distribute 90% of its net taxable income, excluding net capital gains, to its shareholders. There is a separate requirement to distribute net capital gains or pay a corporate level tax in lieu thereof.  Our access to debt or equity financing depends on the willingness of third parties to lend or make equity investments and on conditions in the capital markets generally.  We and other companies in the real estate industry have experienced limited availability of financing from time to time.  Although we believe that we will be able to finance any investments we may wish to make in the foreseeable future, new financing may not be available on acceptable terms.

 

For information about our available sources of funds, see “Management’s Discussion and Analysis of Financial Condition and Results of Operations — Liquidity and Capital Resources” and the notes to the consolidated financial statements in this annual report on Form 10-K.

 

Vornado Realty Trust depends on dividends and distributions from its direct and indirect subsidiaries. The creditors and preferred security holders of these subsidiaries are entitled to amounts payable to them by the subsidiaries before the subsidiaries may pay any dividends or distributions to Vornado Realty Trust.

 

Substantially all of Vornado Realty Trust’s assets are held through its Operating Partnership that holds substantially all of its properties and assets through subsidiaries.  The Operating Partnership depends for substantially all of its cash flow on cash distributions to it by its subsidiaries, and Vornado Realty Trust in turn depends for substantially all of its cash flow on cash distributions to it by the Operating Partnership.  The creditors of each of Vornado Realty Trust’s direct and indirect subsidiaries are entitled to payment of that subsidiary’s obligations to them, when due and payable, before distributions may be made by that subsidiary to its equity holders.  Thus, the Operating Partnership’s ability to make distributions to holders of its units depends on its subsidiaries’ ability first to satisfy their obligations to their creditors and then to make distributions to the Operating Partnership.  Likewise, Vornado Realty Trust’s ability to pay dividends to holders of common and preferred shares depends on the Operating Partnership’s ability first to satisfy its obligations to its creditors and make distributions payable to holders of preferred units and then to make distributions to Vornado Realty Trust.

 

Furthermore, the holders of preferred units of the Operating Partnership are entitled to receive preferred distributions before payment of distributions to holders of common units of the Operating Partnership, including Vornado Realty Trust.  Thus, Vornado Realty Trust’s ability to pay dividends to holders of its shares and satisfy its debt obligations depends on the Operating Partnership’s ability first to satisfy its obligations to its creditors and make distributions payable to holders of preferred units and then to make distributions to Vornado Realty Trust.  As of December 31, 2005, there were nine series of preferred units of the Operating Partnership not held by Vornado Realty Trust that have preference over Vornado Realty Trust common shares with a total liquidation value of $402,405,000.

 

In addition, Vornado Realty Trust’s participation in any distribution of the assets of any of its direct or indirect subsidiaries upon the liquidation, reorganization or insolvency, is only after the claims of the creditors, including trade creditors, and preferred security holders, if any, of the applicable direct or indirect subsidiaries are satisfied.

 

We have indebtedness, and this indebtedness, and its cost, may increase.

 

As of December 31, 2005, we had approximately $6.3 billion in total debt outstanding.  Our ratio of total debt to total enterprise value was approximately 35.6%.  When we say “enterprise value” in the preceding sentence, we mean market equity value of Vornado Realty Trust’s common and preferred shares plus total debt outstanding, including our pro rata share of the debt of partially-owned entities.  In the future, we may incur additional debt, and thus increase our ratio of total debt to total enterprise value, to finance acquisitions or property developments. If our level of indebtedness increases, there may be an increased risk of default on our obligations that could adversely affect our financial condition and results of operations. In addition, in a rising interest rate environment, the cost of our floating rate debt and any new debt or other market rate security or instrument may increase.

 

19



 

Covenants in our debt instruments could adversely affect our financial condition and our acquisitions and development activities.

 

The mortgages on our properties contain customary covenants such as those that limit our ability, without the prior consent of the lender, to further mortgage the applicable property or to discontinue insurance coverage. Our unsecured credit facility, unsecured debt securities and other loans that we may obtain in the future contain customary restrictions, requirements and other limitations on our ability to incur indebtedness, including covenants that limit our ability to incur debt based upon the level of our ratio of total debt to total assets, our ratio of secured debt to total assets, our ratio of EBITDA to interest expense, and fixed charges, and that require us to maintain a certain level of unencumbered assets to unsecured debt. Our ability to borrow under our credit facilities is subject to compliance with certain financial and other covenants. In addition, failure to comply with our covenants could cause a default under the applicable debt instrument, and we may then be required to repay such debt with capital from other sources. Under those circumstances, other sources of capital may not be available to us, or be available only on unattractive terms. Additionally, our ability to satisfy current or prospective lenders’ insurance requirements may be adversely affected if lenders generally insist upon greater insurance coverage against acts of terrorism than is available to us in the marketplace or on commercially reasonable terms.

 

We rely on debt financing, including borrowings under our unsecured credit facility, issuances of unsecured debt securities and debt secured by individual properties, to finance our acquisition and development activities and for working capital. If we are unable to obtain debt financing from these or other sources, or to refinance existing indebtedness upon maturity, our financial condition and results of operations would likely be adversely affected. If we breach covenants in our debt agreements, the lenders can declare a default and, if the debt is secured, can take possession of the property securing the defaulted loan.

 

Vornado Realty Trust might fail to qualify or remain qualified as a REIT and may be required to pay income taxes at corporate rates.

 

Although we believe that we will remain organized and will continue to operate so as to qualify as a REIT for federal income tax purposes, we might fail to remain qualified in this way.  Qualification as a REIT for federal income tax purposes is governed by highly technical and complex provisions of the Internal Revenue Code for which there are only limited judicial or administrative interpretations.  Our qualification as a REIT also depends on various facts and circumstances that are not entirely within our control. In addition, legislation, new regulations, administrative interpretations or court decisions might significantly change the tax laws with respect to the requirements for qualification as a REIT or the federal income tax consequences of qualification as a REIT.

 

If, with respect to any taxable year, Vornado Realty Trust fails to maintain its qualification as a REIT and does not qualify under statutory relief provisions, it could not deduct distributions to shareholders in computing its taxable income and would have to pay federal income tax on its taxable income at regular corporate rates.  The federal income tax payable would include any applicable alternative minimum tax.  If Vornado Realty Trust had to pay federal income tax, the amount of money available to distribute to shareholders and pay its indebtedness would be reduced for the year or years involved, and Vornado Realty Trust would no longer be required to distribute money to shareholders.  In addition, Vornado Realty Trust would also be disqualified from treatment as a REIT for the four taxable years following the year during which qualification was lost, unless it was entitled to relief under the relevant statutory provisions.  Although Vornado Realty Trust currently intends to operate in a manner designed to allow it to qualify as a REIT, future economic, market, legal, tax or other considerations may cause it to revoke the REIT election or fail to qualify as a REIT.

 

We face possible adverse changes in tax laws.

 

From time to time changes in state and local tax laws or regulations are enacted, which may result in an increase in our tax liability. The shortfall in tax revenues for states and municipalities in recent years may lead to an increase in the frequency and size of such changes. If such changes occur, we may be required to pay additional taxes on our assets or income. These increased tax costs could adversely affect our financial condition and results of operations and the amount of cash available for payment of dividends.

 

Loss of our key personnel could harm our operations and adversely affect the value of our common shares.

 

We are dependent on the efforts of Steven Roth, the Chairman of the Board of Trustees and Chief Executive Officer of Vornado Realty Trust, and Michael D. Fascitelli, the President of Vornado Realty Trust. While we believe that we could find replacements for these key personnel, the loss of their services could harm our operations and adversely affect the value of our common shares.

 

20



 

Vornado Realty Trust’s charter documents and applicable law may hinder any attempt to acquire us.

 

Our Amended and Restated Declaration of Trust sets limits on the ownership of our shares.

 

Generally, for Vornado Realty Trust to maintain its qualification as a REIT under the Internal Revenue Code, not more than 50% in value of the outstanding shares of beneficial interest of Vornado Realty Trust may be owned, directly or indirectly, by five or fewer individuals at any time during the last half of Vornado Realty Trust’s taxable year.  The Internal Revenue Code defines “individuals” for purposes of the requirement described in the preceding sentence to include some types of entities.  Under Vornado Realty Trust’s Amended and Restated Declaration of Trust, as amended, no person may own more than 6.7% of the outstanding common shares of any class, or 9.9% of the outstanding preferred shares of any class, with some exceptions for persons who held common shares in excess of the 6.7% limit before Vornado Realty Trust adopted the limit and other persons approved by Vornado Realty Trust’s Board of Trustees.  These restrictions on transferability and ownership may delay, deter or prevent a change in control of Vornado Realty Trust or other transaction that might involve a premium price or otherwise be in the best interest of the shareholders.  We refer to Vornado Realty Trust’s Amended and Restated Declaration of Trust, as amended, as the “declaration of trust.”

 

We have a classified Board of Trustees and that may reduce the likelihood of certain takeover transactions.

 

Vornado Realty Trust’s Board of Trustees is divided into three classes of trustees.  Trustees of each class are chosen for three-year staggered terms. Staggered terms of trustees may reduce the possibility of a tender offer or an attempt to change control of Vornado Realty Trust, even though a tender offer or change in control might be in the best interest of Vornado Realty Trust’s shareholders.

 

We may issue additional shares in a manner that could adversely affect the likelihood of certain takeover transactions.

 

Vornado Realty Trust’s declaration of trust authorizes the Board of Trustees to:

 

     cause Vornado Realty Trust to issue additional authorized but unissued common shares or preferred shares;

     classify or reclassify, in one or more series, any unissued preferred shares;

     set the preferences, rights and other terms of any classified or reclassified shares that Vornado Realty Trust issues; and

     increase, without shareholder approval, the number of shares of beneficial interest that Vornado Realty Trust may issue.

 

The Board of Trustees could establish a series of preferred shares whose terms could delay, deter or prevent a change in control of Vornado Realty Trust or other transaction that might involve a premium price or otherwise be in the best interest of Vornado Realty Trust’s shareholders, although the Board of Trustees does not now intend to establish a series of preferred shares of this kind. Vornado Realty Trust’s declaration of trust and bylaws contain other provisions that may delay, deter or prevent a change in control of Vornado Realty Trust or other transaction that might involve a premium price or otherwise be in the best interest of our shareholders.

 

The Maryland General Corporation Law contains provisions that may reduce the likelihood of certain takeover transactions.

 

Under the Maryland General Corporation Law, as amended, which we refer to as the “MGCL,” as applicable to real estate investment trusts, certain “business combinations,” including certain mergers, consolidations, share exchanges and asset transfers and certain issuances and reclassifications of equity securities, between a Maryland real estate investment trust and any person who beneficially owns ten percent or more of the voting power of the trust’s shares or an affiliate or an associate, as defined in the MGCL, of the trust who, at any time within the two-year period before the date in question, was the beneficial owner of ten percent or more of the voting power of the then outstanding voting shares of beneficial interest of the trust, which we refer to as an “interested shareholder,” or an affiliate of the interested shareholder, are prohibited for five years after the most recent date on which the interested shareholder becomes an interested shareholder.  After that five-year period, any business combination of these kinds must be recommended by the board of trustees of the trust and approved by the affirmative vote of at least (a) 80% of the votes entitled to be cast by holders of outstanding shares of beneficial interest of the trust and (b) two-thirds of the votes entitled to be cast by holders of voting shares of the trust other than shares held by the interested shareholder with whom, or with whose affiliate, the business combination is to be effected, unless, among other conditions, the trust’s common shareholders receive a minimum price, as defined in the MGCL, for their shares and the consideration is received in cash or in the same form as previously paid by the interested shareholder for its common shares.  The provisions of the MGCL do not apply, however, to business combinations that are approved or exempted by the board of trustees of the applicable trust before the interested shareholder becomes an interested shareholder, and a person is not an interested shareholder if the board of trustees approved in advance the transaction by which the person otherwise would have become an interested shareholder.

 

21



 

In approving a transaction, the board may provide that its approval is subject to compliance, at or after the time of approval, with any terms and conditions determined by the board.  Vornado Realty Trust’s Board has adopted a resolution exempting any business combination between any trustee or officer of Vornado Realty Trust, or their affiliates, and Vornado Realty Trust.  As a result, the trustees and officers of Vornado Realty Trust and their affiliates may be able to enter into business combinations with Vornado Realty Trust that may not be in the best interest of shareholders.  With respect to business combinations with other persons, the business combination provisions of the MGCL may have the effect of delaying, deferring or preventing a change in control of Vornado Realty Trust or other transaction that might involve a premium price or otherwise be in the best interest of the shareholders.  The business combination statute may discourage others from trying to acquire control of Vornado Realty Trust and increase the difficulty of consummating any offer.

 

We may change our policies without obtaining the approval of our shareholders.

 

Our operating and financial policies, including our policies with respect to acquisitions of real estate or other companies, growth, operations, indebtedness, capitalization and dividends, are exclusively determined by our Board of Trustees. Accordingly, our shareholders do not control these policies.

 

Our Ownership Structure and Related-Party Transactions May Give Rise to Conflicts of Interest.

 

Steven Roth and Interstate Properties may exercise substantial influence over us.  They and some of our other trustees and officers have interests or positions in other entities that may compete with us.

 

As of December 31, 2005, Interstate Properties, a New Jersey general partnership, and its partners owned approximately 9.2% of the common shares of Vornado Realty Trust and approximately 27.7% of the common stock of Alexander’s, Inc.  Steven Roth, David Mandelbaum and Russell B. Wight, Jr. are the three partners of Interstate Properties.  Mr. Roth is the Chairman of the Board and Chief Executive Officer of Vornado Realty Trust, the managing general partner of Interstate Properties and the Chairman of the Board and Chief Executive Officer of Alexander’s.  Messrs. Wight and Mandelbaum are trustees of Vornado Realty Trust and also directors of Alexander’s.

 

As of December 31, 2005, the Operating Partnership owned 33% of the outstanding common stock of Alexander’s.  Alexander’s is a REIT engaged in leasing, managing, developing and redeveloping properties, focusing primarily on the locations where its department stores operated before they ceased operations in 1992.  Alexander’s has six properties, which are located in the New York City metropolitan area.  Mr. Roth and Mr. Fascitelli, the President and a trustee of Vornado Realty Trust, are directors of Alexander’s. Messrs. Mandelbaum, West and Wight are trustees of Vornado Realty Trust and are directors of Alexander’s.

 

Because of these overlapping interests, Mr. Roth and Interstate Properties and its partners may have substantial influence over Vornado Realty Trust and Alexander’s and on the outcome of any matters submitted to Vornado Realty Trust or Alexander’s shareholders for approval.  In addition, certain decisions concerning our operations or financial structure may present conflicts of interest among Messrs. Roth, Mandelbaum and Wight and Interstate Properties and our other equity or debt holders.  In addition, Mr. Roth and Interstate Properties and its partners currently and may in the future engage in a wide variety of activities in the real estate business which may result in conflicts of interest with respect to matters affecting us or Alexander’s, such as which of these entities or persons, if any, may take advantage of potential business opportunities, the business focus of these entities, the types of properties and geographic locations in which these entities make investments, potential competition between business activities conducted, or sought to be conducted, by us, Interstate Properties and Alexander’s, competition for properties and tenants, possible corporate transactions such as acquisitions and other strategic decisions affecting the future of these entities.

 

Vornado Realty Trust currently manages and leases the real estate assets of Interstate Properties under a management agreement for which it receives an annual fee equal to 4% of base rent and percentage rent and certain other commissions.  The management agreement has a term of one year and is automatically renewable unless terminated by either of the parties on 60 days’ notice at the end of the term.  Vornado Realty Trust earned $791,000, $726,000, and $703,000 of management fees under the management agreement for the years ended December 31, 2005, 2004 and 2003.  Because of the relationship among Vornado Realty Trust, Interstate Properties and Messrs. Roth, Mandelbaum and Wight, as described above, the terms of the management agreement and any future agreements between Vornado Realty Trust and Interstate Properties may not be comparable to those Vornado Realty Trust could have negotiated with an unaffiliated third party.

 

22



 

There may be conflicts of interest between Alexander’s and us.

 

As of December 31, 2005, the Operating Partnership owned 33% of the outstanding common stock of Alexander’s.  Alexander’s is a REIT engaged in leasing, managing, developing and redeveloping properties, focusing primarily on the locations where its department stores operated before they ceased operations in 1992.  Alexander’s has six properties.  Interstate Properties, which is described above, and its partners owned an additional 27.7% of the outstanding common stock of Alexander’s, as of December 31, 2005.  Mr. Roth, Chairman of the Board and Chief Executive Officer of Vornado Realty Trust, is Chief Executive Officer, a director of Alexander’s and managing general partner of Interstate, and Mr. Fascitelli, President and a trustee of Vornado Realty Trust, is President and a director of Alexander’s.  Messrs. Mandelbaum, West and Wight, trustees of the Company, are also directors of Alexander’s and general partners of Interstate.  Alexander’s common stock is listed on the New York Stock Exchange under the symbol “ALX.”

 

The Operating Partnership manages, develops and leases the Alexander’s properties under management and development agreements and leasing agreements under which the Operating Partnership receives annual fees from Alexander’s.  These agreements have a one-year term expiring in March of each year, except that the Lexington Avenue management and development agreements have a term lasting until substantial completion of development of the Lexington Avenue property, and are all automatically renewable.  Because Vornado Realty Trust and Alexander’s share common senior management and because a majority of the trustees of Vornado Realty Trust also constitute the majority of the directors of Alexander’s, the terms of the foregoing agreements and any future agreements between us and Alexander’s may not be comparable to those we could have negotiated with an unaffiliated third party.

 

For a description of Interstate Properties’ ownership of Vornado Realty Trust and Alexander’s, see “Steven Roth and Interstate Properties may exercise substantial influence over us.  They and some of our other trustees and officers have interests or positions in other entities that may compete with us” above.

 

The Number of Shares of Vornado Realty Trust and the Market for Those Shares Give Rise to Various Risks.

 

Vornado Realty Trust has many shares available for future sale, which could hurt the market price of its shares.

 

As of December 31, 2005, we had authorized but unissued, 58,846,570 common shares of beneficial interest, $.04 par value, and 70,310,600 preferred shares of beneficial interest, no par value, of which 25,381,264 preferred shares have not been reserved and remain available for issuance as a newly-designated class of preferred.  We may issue these authorized but unissued shares from time to time in public or private offerings or in connection with acquisitions.

 

In addition, as of December 31, 2005, 15,333,673 Vornado Realty Trust common shares were reserved for issuance upon redemption of Operating Partnership common units.  Some of these shares may be sold in the public market after registration under the Securities Act under registration rights agreements between Vornado Realty Trust and some holders of common units of the Operating Partnership.  These shares may also be sold in the public market under Rule 144 under the Securities Act or other available exemptions from registration.  In addition, Vornado Realty Trust has reserved a number of common shares for issuance under its employee benefit plans, and these common shares will be available for sale from time to time.  Vornado Realty Trust has awarded shares of restricted stock and granted options to purchase additional common shares to some of its executive officers and employees. Of the authorized but unissued common and preferred shares above, 43,694,714 common and 44,929,336 preferred shares, in the aggregate, were reserved for issuance of shares upon the redemption of Operating Partnership units, conversion of outstanding convertible securities, under benefit plans or for other activity not directly under our control.

 

We cannot predict the effect that future sales of our common shares, preferred shares or Operating Partnership common units, or the perception that sales of common shares, preferred or Operating Partnership common units could occur, will have on the market prices for Vornado Realty Trust’s shares.

 

23



 

Changes in market conditions could hurt the market price of Vornado Realty Trust’s shares.

 

The value of Vornado Realty Trust’s shares depends on various market conditions, which may change from time to time. Among the market conditions that may affect the value of Vornado Realty Trust’s shares are the following:

 

    the extent of institutional investor interest in us;

            the reputation of REITs generally and the attractiveness of their equity securities in comparison to other equity securities, including securities issued by other real estate companies, and fixed income securities;

    our financial condition and performance; and

    general financial market conditions.

 

The stock market in recent years has experienced extreme price and volume fluctuations that have often been unrelated or disproportionate to the operating performance of companies.

 

Increased market interest rates may hurt the value of Vornado Realty Trust’s shares.

 

We believe that investors consider the distribution rate on REIT shares, expressed as a percentage of the price of the shares, relative to market interest rates as an important factor in deciding whether to buy or sell the shares.  If market interest rates go up, prospective purchasers of REIT shares may expect a higher distribution rate.  Higher interest rates would likely increase our borrowing costs and might decrease funds available for distribution.  Thus, higher market interest rates could cause the market price of Vornado Realty Trust’s shares to decline.

 

ITEM 1B.       UNRESOLVED STAFF COMMENTS

 

There are no unresolved comments from the staff of the Securities Exchange Commission as of the date of this Annual Report on Form 10-K.

 

24



 

ITEM 2.          PROPERTIES

 

The Company owns Office, Retail and Merchandise Mart properties and Temperature Controlled Logistics refrigerated warehouses. The Company also has investments in Toys “R” Us, Alexander’s, The Newkirk Master Limited Partnership, GMH Communities L.P., Hotel Pennsylvania, and industrial buildings. Below are the details of the Company’s properties by operating segment.

 

OFFICE SEGMENT

 

The Company currently owns all or a portion of 111 properties containing approximately 30.7 million square feet. Of these properties, 20 containing 13.0 million square feet are located in the New York City metropolitan area (primarily Manhattan) (the “New York City Office Properties”) and 100 containing 17.7 million square feet are located in the Washington, D.C. and Northern Virginia area (the “Washington, D.C. Office Properties”).

 

New York City Office Properties:

 

The New York City Office Properties contain 12,972,000 square feet of office space, including 745,000 square feet of retail space. In addition, the New York City Office Properties contain five garages totaling 331,000 square feet (1,600 spaces) which are managed by or leased to third parties. The garage space is excluded from the statistics provided in this section.

 

Occupancy and average annual escalated rent per square foot, excluding garage space:

 

As of
December 31,

 

Rentable
Square Feet

 

Occupancy Rate

 

Average Annual
Escalated Rent
Per Square Foot
(excluding retail space)

 

2005

 

12,972,000

 

96.0

%

$

43.67

 

2004

 

12,989,000

 

95.5

%

42.22

 

2003

 

12,829,000

 

95.1

%

40.68

 

2002

 

13,546,000

 

95.7

%

37.62

 

2001

 

13,528,000

 

97.2

%

35.66

 

 

2005 New York City Office Properties revenue by tenants’ industry:

 

Industry

 

Percentage

 

Retail

 

14

%

Publishing

 

10

%

Government

 

8

%

Legal

 

7

%

Banking

 

6

%

Technology

 

5

%

Pharmaceuticals

 

5

%

Finance

 

5

%

Communications

 

4

%

Real Estate

 

4

%

Service Contractors

 

3

%

Engineering

 

3

%

Insurance

 

3

%

Advertising

 

2

%

Not-for-Profit

 

2

%

Health Services

 

1

%

Other

 

18

%

 

 

100

%

 

New York City Office Properties lease terms generally range from five to seven years for smaller tenant spaces to as long as 15 years for major tenants, and may include extension options at market rates. Leases typically provide for step-ups in rent periodically over the term of the lease and pass through to tenants the tenant’s share of increases in real estate taxes and operating expenses over a base year. Electricity is provided to tenants on a sub-metered basis or included in rent based on surveys and adjusted for subsequent utility rate increases. Leases also typically provide for tenant improvement allowances for all or a portion of the tenant’s initial construction costs of its premises.

 

25



 

Tenants accounting for 2% or more of 2005 New York City Office Properties revenues:

 

Tenant

 

Square Feet
Leased

 

2005
Revenues

 

Percentage of New
York City Office
Revenues

 

Percentage of
Company
Revenues

 

The McGraw-Hill Companies, Inc.

 

536,000

 

$

21,541,000

 

3.4

%

0.8

%

VNU Inc.

 

515,000

 

20,185,000

 

3.2

%

0.8

%

Sterling Winthrop, Inc.

 

429,000

 

19,479,000

 

3.1

%

0.8

%

Federated Department Stores

 

375,000

 

15,275,000

 

2.4

%

0.6

%

U.S. Government

 

639,000

 

14,988,000

 

2.4

%

0.6

%

New York Stock Exchange, Inc.

 

348,000

 

14,416,000

 

2.3

%

0.6

%

Cablevision/Madison Square Garden L.P./ Rainbow Media Holdings, Inc.

 

269,000

 

13,691,000

 

2.2

%

0.5

%

 

2005 Leasing Activity:

 

Location

 

Square Feet

 

Average Initial
Rent Per Square
Foot(1)

 

 

 

 

 

 

 

One Penn Plaza

 

467,000

 

$

39.57

 

150 East 58th Street

 

123,000

 

45.71

 

595 Madison

 

113,000

 

53.83

 

1740 Broadway

 

98,000

 

54.42

 

330 Madison Avenue (25% interest)

 

88,000

 

46.02

 

Two Penn Plaza

 

76,000

 

38.12

 

640 Fifth Avenue

 

75,000

 

69.79

 

888 Seventh Avenue

 

70,000

 

47.74

 

909 Third Avenue

 

59,000

 

49.37

 

866 U.N. Plaza

 

56,000

 

42.23

 

90 Park Avenue

 

56,000

 

49.53

 

Eleven Penn Plaza

 

36,000

 

36.02

 

40 Fulton Street

 

10,000

 

23.80

 

689 Fifth Avenue

 

7,000

 

63.20

 

20 Broad Street

 

1,000

 

30.00

 

Total

 

1,335,000

 

45.75

 

Vornado’s Ownership Interest

 

1,270,000

 

45.75

 

 


(1)          Most leases include periodic step-ups in rent, which are not reflected in the initial rent per square foot leased.

 

In addition to the office space noted above, the Company leased 40,000 square feet of retail space in 2005 at a weighted average initial rent of $149.77 per square foot.

 

26



 

Lease expirations as of December 31, 2005 assuming none of the tenants exercise renewal options:

 

Office Space:

 

 

 

 

 

 

 

Percentage of

 

Annual Escalated

 

 

 

Number of

 

Square Feet of

 

New York City

 

Rent of Expiring Leases

 

Year

 

Expiring Leases

 

Expiring Leases

 

Office Square Feet

 

Total

 

Per Square Foot

 

Month to month

 

61

 

107,000

 

1.0

%

$

4,249,000

 

$

39.71

 

2006

 

85

 

337,000

 

3.0

%

15,120,000

 

44.87

 

2007

 

83

 

844,000

 

7.5

%

34,249,000

 

40.58

 

2008

 

78

 

1,127,000

(1)

10.0

%

48,897,000

 

43.39

 

2009

 

102

 

774,000

 

6.9

%

33,799,000

 

43.67

 

2010

 

83

 

1,158,000

 

10.3

%

49,558,000

 

42.80

 

2011

 

40

 

745,000

 

6.6

%

37,702,000

 

50.61

 

2012

 

38

 

920,000

 

8.2

%

34,704,000

 

37.72

 

2013

 

20

 

493,000

 

4.4

%

18,507,000

 

37.54

 

2014

 

37

 

399,000

 

3.6

%

18,406,000

 

46.13

 

2015

 

43

 

2,025,000

 

18.0

%

93,881,000

 

46.36

 

 


(1)          Excludes 492,000 square feet at 909 Third Avenue leased to the U.S. Post Office through 2038 (including six five-year renewal options) for which the annual escalated rent is $9.80 per square foot.

 

Retail Space (contained in office buildings):

 

 

 

 

 

 

 

 

 

Annual Escalated

 

 

 

Number of

 

Square Feet of

 

Percentage of

 

Rent of Expiring Leases

 

Year

 

Expiring Leases

 

Expiring Leases

 

Retail Square Feet

 

Total

 

Per Square Foot

 

Month to month

 

6

 

6,000

 

0.8

%

$

395,000

 

$

65.83

 

2006

 

8

 

47,000

 

6.4

%

2,560,000

 

54.47

 

2007

 

3

 

4,000

 

0.5

%

792,000

 

198.00

 

2008

 

8

 

25,000

 

3.4

%

1,441,000

 

57.64

 

2009

 

4

 

18,000

 

2.4

%

2,962,000

 

164.56

 

2010

 

4

 

6,000

 

0.9

%

546,000

 

91.00

 

2011

 

4

 

19,000

 

2.6

%

872,000

 

45.89

 

2012

 

3

 

45,000

 

6.1

%

1,433,000

 

31.84

 

2013

 

10

 

36,000

 

5.0

%

3,884,000

 

107.89

 

2014

 

11

 

76,000

 

10.3

%

13,451,000

 

176.99

 

2015

 

6

 

27,000

 

3.6

%

5,822,000

 

215.63

 

 

27



 

New York City Office Properties owned by the Company as of December 31, 2005:

 

Location

 

Approximate
Leasable
Building Square
Feet

 

Percent
Leased

 

Encumbrances
(in thousands)

 

NEW YORK (Manhattan)

 

 

 

 

 

 

 

One Penn Plaza (ground leased through 2098)

 

2,385,000

 

96.9

%

$

 

Two Penn Plaza

 

1,548,000

 

93.2

%

300,000

 

909 Third Avenue (ground leased through 2063)

 

1,310,000

 

99.7

%

223,193

 

770 Broadway

 

1,047,000

 

99.8

%

170,000

 

Eleven Penn Plaza

 

1,030,000

 

94.9

%

216,795

 

90 Park Avenue

 

889,000

 

99.3

%

 

888 Seventh Avenue (ground leased through 2067)

 

833,000

 

98.9

%

318,554

 

330 Madison Avenue (25% interest)

 

787,000

 

98.4

%

60,000

 

330 West 34th Street (ground leased through 2148)

 

637,000

 

94.7

%

 

1740 Broadway

 

567,000

 

96.1

%

 

150 East 58th Street (1)

 

525,000

 

90.7

%

 

20 Broad Street (ground leased through 2081)

 

468,000

 

84.4

%

 

866 United Nations Plaza

 

347,000

 

95.1

%

46,854

 

640 Fifth Avenue

 

316,000

 

93.2

%

 

595 Madison (Fuller Building)

 

309,000

 

98.5

%

 

40 Fulton Street

 

240,000

 

88.2

%

 

825 Seventh Avenue (50% interest)

 

165,000

 

100.0

%

22,484

 

689 Fifth Avenue

 

87,000

 

98.9

%

 

40-42 Thompson Street

 

28,000

 

100.0

%

 

 

 

 

 

 

 

 

 

NEW JERSEY

 

 

 

 

 

 

 

Paramus

 

128,000

 

89.9

%

 

 

 

 

 

 

 

 

 

Total Office Buildings

 

13,646,000

 

96.1

%

$

1,357,880

 

 

 

 

 

 

 

 

 

Vornado’s Ownership Interest

 

12,972,000

 

96.0

%

$

1,301,638

 

 


(1)          Less than 10% of this property is ground leased.

 

28



 

Washington, D.C. Office Properties:

 

The Company owns 91 properties aggregating 17.7 million square feet in the Washington, D.C. and Northern Virginia area, consisting of 70 office buildings, 2 residential properties and a hotel property, and a 50% interest in 18 properties through its acquisition of H Street Building Corporation on July 20, 2005. Three buildings have been taken out of service for redevelopment in 2005. The Company manages an additional 7.0 million square feet of office and other commercial properties. In addition, the Washington, D.C. Office Properties portfolio includes 21 garages totaling approximately 7.5 million square feet (26,000 spaces) which are managed by or leased to third parties. The garage space is excluded from the statistics provided in this section.

 

As of December 31, 2005, 28 percent of the space in the Washington, D.C. Office Properties portfolio is leased to various agencies of the U.S. government.

 

Occupancy and average annual escalated rent per square foot:

 

As of
December 31,

 

Rentable
Square Feet

 

Occupancy Rate

 

Average Annual
Escalated Rent
Per Square Foot

 

2005

 

17,727,400

 

91.2

%

$

31.49

 

2004

 

14,216,000

 

91.5

%

30.06

 

2003

 

13,963,000

 

93.9

%

29.64

 

2002

 

13,395,000

 

93.6

%

29.38

 

2001

 

12,889,000

 

94.8

%

28.59

 

 

2005 revenue by tenants’ industry:

 

Industry

 

Percentage

 

U.S. Government

 

35

%

Governmental Contractors

 

26

%

Legal Services

 

11

%

Communication

 

4

%

Manufacturing

 

3

%

Real Estate

 

2

%

Membership Organizations

 

2

%

Transportation by Air

 

2

%

Computer and Data Processing

 

2

%

Health Services

 

1

%

Business Services

 

1

%

Television Services

 

1

%

Other

 

10

%

 

 

100

%

 

Washington, D.C. Office Properties leases are typically for four to seven year terms, and may provide for extension options at either pre-negotiated or market rates. Most leases provide for annual rental escalations throughout the lease term, plus recovery of increases in real estate taxes and certain property operating expenses over a base year. Annual rental escalations are typically based upon either fixed percentage increases or the consumer price index. Leases also typically provide for tenant improvement allowances for all or a portion of the tenant’s initial construction costs of its premises.

 

Tenants accounting for 2% or more of Washington, D.C. Office Properties revenues:

 

Tenant

 

Square Feet
Leased

 

2005
Revenues

 

Percentage of
Washington,
D.C. Office
Revenues

 

Percentage
of Company
Revenues

 

U.S. Government (130 separate leases)

 

4,666,000

 

$

139,020,000

 

31.9

%

5.5

%

Science Applications International Corp

 

495,000

 

13,941,000

 

3.2

%

0.5

%

TKC Communications

 

309,000

 

11,627,000

 

2.7

%

0.5

%

The Boeing Company

 

300,000

 

10,321,000

 

2.4

%

0.4

%

 

29



 

2005 Washington, D.C. Leasing Activity:

 

Location

 

Square Feet

 

Average Initial Rent
Per Square Foot(1)

 

Crystal City:

 

 

 

 

 

Crystal Mall

 

618,000

 

$

31.19

 

Crystal Park

 

491,000

 

32.68

 

Crystal Gateway

 

204,000

 

27.27

 

Crystal Plaza

 

209,000

 

31.98

 

Crystal Square

 

143,000

 

32.73

 

Total Crystal City

 

1,665,000

 

31.36

 

Skylines

 

298,000

 

26.96

 

Reston Executive

 

164,000

 

26.33

 

Commerce Executive

 

125,000

 

20.14

 

Tysons Dulles

 

96,000

 

26.51

 

1150 17th Street

 

56,000

 

33.85

 

Courthouse Plaza

 

55,000

 

31.41

 

1101 17th Street

 

49,000

 

34.35

 

1140 Connecticut Avenue

 

44,000

 

34.43

 

1750 Pennsylvania

 

34,000

 

37.49

 

Democracy Plaza

 

25,000

 

33.01

 

1730 M Street

 

21,000

 

32.54

 

Bowen Building

 

11,000

 

45.12

 

Fairfax square (20% interest)

 

8,000

 

29.91

 

Arlington Plaza

 

5,000

 

30.33

 

Warner Building

 

3,000

 

39.50

 

 

 

2,659,000

 

30.18

 

 


(1)          Most leases include periodic step-ups in rent which are not reflected in the initial rent per square foot leased.

 

Lease expirations as of December 31, 2005 assuming none of the tenants exercise renewal options:

 

 

 

 

 

 

 

Percentage of

 

Annual Escalated

 

 

 

Number of

 

Square Feet of

 

Washington, D.C.

 

Rent of Expiring Leases

 

Year

 

Expiring Leases

 

Expiring Leases

 

Office Square Feet

 

Total

 

Per Square Foot

 

Month to month

 

112

 

759,000

 

5.3

%

$

21,852,000

 

$

28.80

 

2006

 

247

 

2,136,000

 

14.8

%

70,250,000

 

32.90

 

2007

 

203

 

1,427,000

 

9.9

%

42,271,000

 

29.63

 

2008

 

178

 

1,544,000

 

10.7

%

48,112,000

 

31.15

 

2009

 

143

 

1,388,000

 

9.6

%

41,119,000

 

29.62

 

2010

 

141

 

1,245,000

 

8.6

%

37,241,000

 

29.92

 

2011

 

72

 

1,486,000

 

10.3

%

45,333,000

 

30.51

 

2012

 

34

 

738,000

 

5.1

%

24,833,000

 

33.63

 

2013

 

29

 

456,000

 

3.2

%

16,706,000

 

36.64

 

2014

 

22

 

492,000

 

3.4

%

13,260,000

 

26.93

 

2015

 

30

 

721,000

 

5.0

%

17,899,000

 

24.82

 

 

30



 

U.S. Patent and Trademark Office (“PTO”) Space

 

The following table sets forth the Company’s original plan to re-lease the PTO space and the space leased through February 1, 2006.

 

 

 

Square Feet
(in thousands)

 

Period in which Rent Commences

 

Original Plan

 

Leasing
Activity

 

4Q 05

 

247

 

247

 

Q1 06 (as of February 1, 2006)

 

612

 

689

 

 

 

859

 

936

 

To be leased:

 

 

 

 

 

Q2 2006

 

404

 

 

 

Q3 2006

 

252

 

 

 

Q4 2006

 

98

 

 

 

Q1 2007

 

145

 

 

 

 

 

899

 

 

 

 

 

 

 

 

 

To be redeveloped (1)

 

181

 

 

 

 

 

 

 

 

 

Total

 

1,939

 

 

 

 


(1)   Crystal Plaza Two, a 13-story office building, was taken out of service to be converted to a 19-story residential tower containing 265 rentable/saleable square feet and 256 apartments. The original plan assumed that this building would remain an office building to be re-leased in Q1 06.

 

Of the square feet leased to larger tenants, 261,000 square feet was leased to the Federal Supply Service (which will relocate from 240,000 square feet in other Crystal City buildings); 144,000 square feet was leased to KBR, a defense contractor; and 126,000 square feet was leased to the Public Broadcasting Service.  Straight-line rent per square foot for the square feet leased is $33.50, which is equal to the estimate in the original plan.  Tenant improvements and leasing commissions per square foot are $43.50 as compared to the original plan of $45.28.

 

31



 

Washington, D.C. Office Properties owned by the Company as of December 31, 2005:

 

Location/Complex

 

Number
of
Buildings

 

Approximate
Leasable
Building
Square Feet

 

Percent
Leased

 

Encumbrances
(in thousands)

 

Crystal City:

 

 

 

 

 

 

 

 

 

Crystal Park

 

5

 

2,206,000

 

67.3

%

$

249,212

 

Crystal Gateway

 

5

 

1,478,000

 

94.6

%

203,889

 

Crystal Square

 

4

 

1,426,000

 

96.0

%

188,633

 

Crystal Plaza

 

7

(1)

1,266,000

 

88.5

%

 

Crystal Mall

 

4

 

1,080,000

 

100.0

%

49,214

 

Crystal City Hotel

 

1

 

266,000

 

100.0

%

 

1919 S. Eads Street

 

1

 

96,000

 

57.4

%

11,757

 

Crystal Drive Retail

 

1

 

56,000

 

82.5

%

 

Total Crystal City

 

28

 

7,874,000

 

86.4

%

702,705

 

Skyline

 

7

 

2,080,000

 

94.7

%

128,732

 

Courthouse Plaza  (ground leased through 2062)

 

2

 

622,000

 

97.9

%

75,971

 

Warner Building

 

1

 

603,000

 

91.4

%

149,953

 

Reston Executive

 

3

 

486,000

 

87.5

%

93,000

 

One Skyline Tower

 

1

 

479,000

 

95.8

%

62,725

 

Tysons Dulles

 

3

 

478,000

 

95.1

%

 

Commerce Executive

 

3

 

384,000

 

90.7

%

51,122

 

2101 L Street

 

1

 

354,000

 

99.5

%

 

1750 Pennsylvania Avenue

 

1

 

260,000

 

97.9

%

48,359

 

1150 17th Street

 

1

 

230,000

 

91.9

%

31,397

 

Bowen Building

 

1

 

230,000

 

100.0

%(2)

62,099

 

Democracy Plaza I  (ground leased through 2084)

 

1

 

210,000

 

97.4

%

 

1101 17th Street

 

1

 

209,000

 

99.3

%

26,001

 

1730 M Street (ground leased through 2061)

 

1

 

194,000

 

89.8

%

16,233

 

1140 Connecticut Avenue

 

1

 

183,000

 

95.1

%

19,231

 

Arlington Plaza

 

1

 

179,000

 

94.0

%

14,393

 

South Capitol

 

3

 

58,000

 

96.9

%

 

Partially-owned:

 

 

 

 

 

 

 

 

 

H Street equity interests  (4% to 50% interests)

 

18

 

2,018,400

 

N/A

(3)

N/A

(3)

Rosslyn Plaza (46% interest)

 

6

 

431,000

 

96.0

%

27,280

 

Fairfax Square (20% interest)

 

3

 

105,000

 

95.7

%

13,247

 

Kaempfer equity interests (2.5% to 7.5%)

 

4

 

60,000

 

95.3

%

7,733

 

Total Washington D.C.

 

91

 

17,727,400

 

91.2

%

$

1,530,181

 

 


(1)          Includes Crystal Plaza Two, Three and Four containing an aggregate of 574,000 square feet which have been taken out of service for redevelopment and not included in Percent Leased.

(2)          Based on 189,000 square feet placed into service as of December 31, 2005.

(3)          Due to ongoing litigation, access to occupancy percentage and encumbrances are not available.

 

32



 

RETAIL PROPERTIES SEGMENT

 

The Company owns 111 retail properties, of which 61 are strip shopping centers located in the Northeast and Mid-Atlantic; 25 are supermarkets in Southern California; 7 are regional malls located in New York, New Jersey and San Juan, Puerto Rico; and 18 are retail properties located in New York City. The Company’s strip shopping centers and malls are generally located on major regional highways in mature, densely populated areas. The Company believes these properties attract consumers from a regional, rather than a neighborhood market place because of their location on regional highways.

 

Strip Shopping Centers:

 

The Company’s strip shopping centers contain an aggregate of 10.8 million square feet and are substantially (over 80%) leased to large stores (over 20,000 square feet). Tenants include destination retailers such as discount department stores, supermarkets, home improvement stores, discount apparel stores and membership warehouse clubs. Tenants typically offer basic consumer necessities such as food, health and beauty aids, moderately priced clothing, building materials and home improvement supplies, and compete primarily on the basis of price and location.

 

Regional Malls:

 

The Green Acres Mall in Long Island, New York contains 1.6 million square feet, and is anchored by four major department stores: Sears, J.C. Penney, Federated Department Stores, doing business as Macy’s and Macy’s Men’s Furniture Gallery. The complex also includes The Plaza at Green Acres, a 175,000 square foot strip shopping center which is anchored by Wal-Mart and National Wholesale Liquidators. The Company plans to renovate the interior and exterior of the mall and construct 100,000 square feet of free-standing retail space and parking decks in the complex, subject to governmental approvals. In addition, the Company has entered into a ground lease with B.J.’s Wholesale Club who will construct its own free-standing store in the mall complex. The expansion and renovation are expected to be completed in 2007.

 

The Monmouth Mall in Eatontown, New Jersey, owned 50% by the Company, contains 1.4 million square feet and is anchored by four department stores; Macy’s, Lord & Taylor, J.C. Penney and Boscovs, three of which own their stores aggregating 719,000 square feet. The joint venture plans to construct 80,000 square feet of free-standing retail space in the mall complex, subject to governmental approvals. The expansion is expected to be completed in 2007.

 

The Broadway Mall in Hicksville, Long Island, New York, contains 1.2 million square feet and is anchored by Macy’s, Ikea, Multiplex Cinema and Target, which owns its store containing 141,000 square feet.

 

The Bergen Mall in Paramus, New Jersey, as currently exists, contains 900,000 square feet. The Company plans to demolish approximately 300,000 square feet and construct approximately 580,000 square feet of retail space, which will bring the total square footage of the mall to approximately 1,360,000, including 180,000 square feet to be built by Target on land leased from the Company. As of December 31, 2005, the Company has taken 480,000 square feet out of service for redevelopment and leased 236,000 square feet to Century 21 and Whole Foods. All of the foregoing is subject to governmental approvals. The expansion and renovations, as planned, are expected to be completed in 2008.

 

The Montehiedra Mall in San Juan, Puerto Rico, contains 563,000 square feet and is anchored by Home Depot, Kmart, and Marshalls.

 

The South Hills Mall in Poughkeepsie, New York, contains 668,000 square feet and is anchored by Kmart and Burlington Coat Factory. The Company plans to redevelop and retenant the mall, subject to governmental approvals.

 

The Las Catalinas Mall in San Juan, Puerto Rico, contains 495,000 square feet and is anchored by Kmart and Sears, which owns its 140,000 square foot store.

 

33



 

Occupancy and average annual base rent per square foot:

 

At December 31, 2005, the aggregate occupancy rate for the 16,169,000 square feet of Retail Properties was 95.6%.

 

Strip Shopping Centers:

 

As of December 31,

 

Rentable
Square Feet

 

Occupancy Rate

 

Average Annual
Base Rent
Per Square Foot

 

2005

 

10,750,000

 

95.5

%

$

12.07

 

2004

 

9,931,000

 

94.5

%

12.00

 

2003

 

8,798,000

 

92.3

%

11.91

 

2002

 

9,295,000

 

85.7

%

11.11

 

2001

 

9,008,000

 

89.0

%

10.60

 

 

Regional Malls:

 

 

 

Rentable

 

 

 

Average Annual Base Rent
Per Square Foot

 

As of December 31,

 

Square Feet

 

Occupancy Rate

 

Mall Tenants

 

Total

 

2005

 

4,817,000

 

96.2

%

$

31.83

 

$

18.24

 

2004

 

3,766,000

 

93.1

%

33.05

 

17.32

 

2003

 

3,766,000

 

94.1

%

31.08

 

16.41

 

2002

 

2,875,000

 

95.4

%

27.79

 

17.15

 

2001

 

2,293,000

 

98.7

%

34.04

 

15.31

 

 

Manhattan Retail:

 

Manhattan retail is comprised of 18 properties containing 602,000 square feet, which were 90.9% occupied at December 31, 2005.

 

2005 revenue by type of retailer:

 

Industry

 

Percentage

 

Department Stores

 

17

%

Family Apparel

 

15

%

Supermarkets

 

13

%

Home Improvement

 

8

%

Restaurants

 

6

%

Women’s Apparel

 

6

%

Home Entertainment and Electronics

 

5

%

Banking and Other Business Services

 

3

%

Home Furnishings

 

2

%

Sporting Goods

 

2

%

Other

 

23

%

 

 

100

%

 

Shopping center lease terms range from five years or less in some instances for smaller tenant spaces to as long as 25 years for major tenants. Leases generally provide for additional rents based on a percentage of tenants’ sales and pass through to tenants of the tenants’ share of all common area charges (including roof and structure in strip shopping centers, unless it is the tenant’s direct responsibility), real estate taxes and insurance costs and certain capital expenditures. Percentage rent accounted for less than 1% of total shopping center revenues in 2005. None of the tenants in the Retail segment accounted for more than 10% of the Company’s 2005 total revenues.

 

34



 

Tenants accounting for 2% or more of 2005 Retail Properties revenues:

 

Tenant

 

Square Feet

 

2005
Revenues

 

Percentage of
Retail
Revenues

 

Percentage of
Company
Revenues

 

 

 

 

 

 

 

 

 

 

 

Wal-Mart/Sam’s Wholesale

 

1,599,000

 

$

14,526,000

 

5.0

%

0.6

%

The Home Depot, Inc

 

758,000

 

11,540,000

 

3.9

%

0.5

%

Stop & Shop Companies, Inc. (Stop & Shop)

 

320,000

 

9,825,000

 

3.4

%

0.4

%

Kohl’s

 

716,000

 

7,719,000

 

2.6

%

0.3

%

Hennes & Mauritz

 

60,000

 

7,242,000

 

2.5

%

0.3

%

The TJX Companies, Inc.

 

455,000

 

7,345,000

 

2.5

%

0.3

%

 

Lease expirations as of December 31, 2005 assuming none of the tenants exercise renewal options:

 

 

 

 

 

 

 

Percentage of

 

Annual Rent of

 

 

 

Number of

 

Square Feet

 

Retail

 

Expiring Leases

 

Year

 

Expiring
Leases

 

of Expiring
Leases

 

Properties
Square Feet

 

Total

 

Per Square
Foot

 

 

 

 

 

 

 

 

 

 

 

 

 

Month to month

 

61

 

135,000

 

0.9

%

$

2,578,000

 

$

19.16

 

2006

 

96

 

497,000

 

3.3

%

6,702,000

 

13.48

 

2007

 

149

 

706,000

 

4.7

%

12,787,000

 

18.12

 

2008

 

183

 

1,410,000

 

9.3

%

18,087,000

 

12.83

 

2009

 

123

 

792,000

 

5.2

%

16,058,000

 

20.28

 

2010

 

93

 

762,000

 

5.0

%

12,810,000

 

16.81

 

2011

 

82

 

1,121,000

 

7.4

%

15,487,000

 

13.81

 

2012

 

47

 

481,000

 

3.2

%

7,399,000

 

15.39

 

2013

 

78

 

999,000

 

6.6

%

16,306,000

 

16.32

 

2014

 

75

 

994,000

 

6.6

%

17,008,000

 

17.12

 

2015

 

84

 

727,000

 

4.8

%

14,999,000

 

20.64

 

 

35



 

2005 Retail Properties Leasing Activity:

 

Location

 

Square
Feet

 

Average
Initial Rent
Per Square
Foot (1)

 

 

 

 

 

 

 

North Plainfield, NJ

 

143,000

 

$

6.12

 

Norfolk, VA

 

113,000

 

5.85

 

Dover, NJ

 

87,000

 

13.20

 

Montehiedra, Puerto Rico

 

65,000

 

26.21

 

Wyomissing, PA

 

47,000

 

15.50

 

Green Acres Mall, Valley Stream, NY

 

38,000

 

35.86

 

Monmouth Mall, Eatontown, NJ (50%)

 

33,000

 

34.45

 

Woodbridge, NJ

 

32,000

 

19.83

 

Lawnside, NJ

 

31,000

 

14.00

 

Allentown, PA

 

29,000

 

19.44

 

Newington, CT

 

29,000

 

15.96

 

Cherry Hill, NJ

 

27,000

 

12.34

 

Towson, MD

 

23,000

 

14.00

 

Broomall, PA

 

23,000

 

12.00

 

Bricktown, NJ

 

20,000

 

17.22

 

Jersey City, NJ

 

15,000

 

25.00

 

Bensalem, PA

 

15,000

 

19.73

 

Middletown, NJ

 

14,000

 

20.48

 

Waterbury, CT

 

11,000

 

12.00

 

Delran, NJ

 

10,000

 

12.00

 

Bethlehem, PA

 

10,000

 

9.46

 

Bordentown, PA

 

9,000

 

11.00

 

East Hanover, NJ

 

9,000

 

23.77

 

Morris Plains, NJ

 

8,000

 

32.55

 

Las Catalinas, Puerto Rico

 

7,000

 

51.07

 

Hackensack, NJ

 

4,000

 

32.64

 

North Bergen, NJ

 

4,000

 

28.00

 

484 Eighth Avenue, Manhattan, NY

 

4,000

 

135.38

 

Bergen Mall, Paramus, NJ

 

3,000

 

32.52

 

Staten Island, NY

 

1,000

 

30.25

 

 

 

864,000

 

16.30

 

 


(1)          Most leases include periodic step-ups in rent, which are not reflected in the initial rent per square foot leased.

 

36



 

Retail Properties owned by the Company as of December 31, 2005:

 

 

 

Approximate Leasable Building
Square Footage

 

 

 

 

 

Location

 

Owned/
Leased by
Company

 

Owned by
Tenant on
Land Leased
from Company

 

Percent
Leased

 

Encumbrances
(in thousands)

 

REGIONAL MALLS:

 

 

 

 

 

 

 

 

 

Green Acres Mall, Valley Stream, NY (1) (excludes 200,000 square feet in development)

 

1,520,000

 

79,000

 

93.2

%

$

143,250

 

Broadway Mall, Hicksville, NY

 

789,000

 

235,000

 

97.4

%

94,783

 

Monmouth Mall, Eatontown, NJ (50% ownership)

 

718,000

 

 

95.4

%

165,000

 

Montehiedra, Puerto Rico

 

563,000

 

 

97.1

%

57,095

 

South Hills Mall, Poughkeepsie, NY (excludes 176,000 square feet in development)

 

492,000

 

 

100.0

%

 

Bergen Mall, Paramus, NJ (excludes 893,000 square feet in development)

 

425,000

 

 

100.0

%

 

Las Catalinas, Puerto Rico

 

355,000

 

 

96.4

%

64,589

 

Total Regional Malls

 

4,862,000

 

314,000

 

96.1

%

$

524,717

 

Vornado’s ownership interest

 

4,503,000

 

314,000

 

96.2

%

$

442,217

 

STRIP SHOPPING CENTERS:

 

 

 

 

 

 

 

 

 

NEW JERSEY

 

 

 

 

 

 

 

 

 

East Hanover I and II

 

347,000

 

6,000

 

99.0

%

$

26,354

(2)

Bricktown

 

260,000

 

3,000

 

100.0

%

15,743

(2)

East Brunswick I

 

221,000

 

10,000

 

100.0

%

21,982

(2)

Hackensack

 

209,000

 

66,000

 

93.7

%

24,150

(2)

North Plainfield (ground leased through 2060)

 

219,000

 

 

80.6

%

10,509

(2)

Manalapan

 

196,000

 

2,000

 

100.0

%

12,099

(2)

Middletown

 

180,000

 

52,000

 

99.1

%

15,882

(2)

Bordentown

 

179,000

 

 

100.0

%

7,791

(2)

Totowa

 

177,000

 

140,000

 

100.0

%

28,520

(2)

Morris Plains

 

176,000

 

1,000

 

97.9

%

11,626

(2)

Marlton

 

174,000

 

7,000

 

95.0

%

11,765

(2)

Dover

 

173,000

 

 

91.9

%

7,096

(2)

Lodi

 

171,000

 

 

100.0

%

9,066

(2)

Delran

 

168,000

 

3,000

 

95.5

%

6,206

(2)

Lawnside

 

142,000

 

3,000

 

100.0

%

10,230

(2)

Union

 

120,000

 

159,000

 

98.4

%

32,389

(2)

Turnersville

 

89,000

 

7,000

 

100.0

%

3,946

(2)

Woodbridge

 

88,000

 

140,000

 

98.0

%

21,349

(2)

Lodi II

 

85,000

 

 

100.0

%

11,889

 

Jersey City

 

66,000

 

170,000

 

100.0

%

18,488

(2)

Cherry Hill

 

58,000

 

206,000

 

100.0

%

14,479

(2)

Watchung

 

50,000

 

116,000

 

98.3

%

13,068

(2)

Eatontown

 

32,000

 

 

25.0

%

 

Kearny

 

32,000

 

72,000

 

100.0

%

3,609

(2)

Montclair

 

18,000

 

 

100.0

%

1,858

(2)

North Bergen

 

7,000

 

55,000

 

100.0

%

3,827

(2)

East Brunswick II (excludes 167,000 square feet in development)

 

 

 

%

8,031

 

Total New Jersey

 

3,637,000

 

1,218,000

 

97.3

%

351,952

 

NEW YORK

 

 

 

 

 

 

 

 

 

Buffalo (Amherst) (ground leased through 2017)

 

184,000

 

112,000

 

81.5

%

6,766

(2)

Freeport

 

167,000

 

 

100.0

%

14,291

(2)

Staten Island

 

165,000

 

 

95.5

%

20,095

 

Rochester (Henrietta) (ground leased through 2056)

 

158,000

 

 

67.1

%

 

Albany (Menands)

 

140,000

 

 

74.0

%

6,004

(2)

New Hyde Park (ground and building leased through 2029)

 

101,000

 

 

100.0

%

7,213

(2)

Inwood

 

100,000

 

 

91.6

%

 

Bronx (excludes 56,000 square feet in development)

 

11,000

 

 

100.0

%

 

 

37



 

 

 

Approximate Leasable Building
Square Footage

 

 

 

 

 

Location

 

Owned/
Leased by
Company

 

Owned by
Tenant on
Land Leased
from Company

 

Percent
Leased

 

Encumbrances
(in thousands)

 

North Syracuse (ground and building leased through 2014)

 

 

98,000

 

100.0

%

 

Rochester

 

 

205,000

 

100.0

%

 

Total New York

 

1,026,000

 

415,000

 

89.0

%

54,369

 

PENNSYLVANIA

 

 

 

 

 

 

 

 

 

Allentown

 

269,000

 

357,000

 

100.0

%

22,443

(2)

10th and Market Streets, Philadelphia

 

221,000

 

 

93.4

%

8,645

(2)

Bensalem

 

170,000

 

8,000

 

98.9

%

6,202

(2)

Bethlehem

 

159,000

 

 

98.9

%

3,925

(2)

Broomall

 

147,000

 

22,000

 

100.0

%

9,438

(2)

Upper Moreland

 

122,000

 

 

100.0

%

6,710

(2)

York

 

111,000

 

 

66.1

%

3,968

(2)

Levittown

 

105,000

 

 

100.0

%

3,171

(2)

Wyomissing (ground and building leased through 2065)

 

82,000

 

 

82.5

%

 

Wilkes-Barre (ground and building leased through 2040)

 

81,000

 

 

50.1

%

 

Lancaster

 

58,000

 

170,000

 

100.0

%

 

Glenolden

 

10,000

 

92,000

 

100.0

%

7,079

(2)

Total Pennsylvania

 

1,535,000

 

649,000

 

94.9

%

71,581

 

MARYLAND

 

 

 

 

 

 

 

 

 

Baltimore (Towson)

 

152,000

 

 

52.2

%

10,998

(2)

Annapolis (ground and building leased through 2042)

 

128,000

 

 

100.0

%

 

Rockville

 

94,000

 

 

100.0

%

15,207

 

Glen Burnie

 

65,000

 

56,000

 

100.0

%

5,660

(2)

Total Maryland

 

439,000

 

56,000

 

85.3

%

31,865

 

CONNECTICUT

 

 

 

 

 

 

 

 

 

Waterbury

 

143,000

 

5,000

 

100.0

%

5,959

(2)

Newington

 

43,000

 

145,000

 

100.0

%

6,321

(2)

Total Connecticut

 

186,000

 

150,000

 

100.0

%

12,280

 

MASSACHUSETTS

 

 

 

 

 

 

 

 

 

Milford (ground and building leased through 2019)

 

83,000

 

 

100.0

%

 

Springfield

 

8,000

 

117,000

 

93.6

%

3,017

(2)

Chicopee

 

 

156,000

 

100.0

%

 

Total Massachusetts

 

91,000

 

273,000

 

97.8

%

3,017

 

CALIFORNIA

 

 

 

 

 

 

 

 

 

Beverly Connection, Los Angeles (50% ownership) (excludes 50,000 square feet in development)

 

188,000

 

 

100.0

%

69,003

 

Supermarkets:

 

 

 

 

 

 

 

 

 

Colton

 

73,000

 

 

100.0

%

 

Riverside

 

42,000

 

 

100.0

%

 

San Bernadino

 

40,000

 

 

100.0

%

 

Riverside

 

39,000

 

 

100.0

%

 

Mojave (ground leased through 2079)

 

34,000

 

 

100.0

%

 

Corona (ground leased through 2079)

 

33,000

 

 

100.0

%

 

Yucaipa

 

31,000

 

 

100.0

%

 

Moreno Valley

 

30,000

 

 

100.0

%

 

Barstow

 

30,000

 

 

100.0

%

 

San Bernadino

 

30,000

 

 

100.0

%

 

Beaumont

 

29,000

 

 

100.0

%

 

Calimesa

 

29,000

 

 

100.0

%

 

Desert Hot Springs

 

29,000

 

 

100.0

%

 

Rialto

 

29,000

 

 

100.0

%

 

 

38



 

 

 

Approximate Leasable Building
Square Footage

 

 

 

 

 

Location

 

Owned/
Leased by
Company

 

Owned by
Tenant on
Land Leased
from Company

 

Percent
Leased

 

Encumbrances
(in thousands)

 

Anaheim

 

26,000

 

 

100.0

%

 

Colton

 

26,000

 

 

100.0

%

 

Fontana

 

26,000

 

 

100.0

%

 

Garden Grove

 

26,000

 

 

100.0

%

 

Orange

 

26,000

 

 

100.0

%

 

Santa Ana

 

26,000

 

 

100.0

%

 

Westminister

 

26,000

 

 

100.0

%

 

Ontario

 

24,000

 

 

100.0

%

 

Rancho Cucamonga

 

24,000

 

 

100.0

%

 

Costa Mesa

 

18,000

 

 

100.0

%

 

Costa Mesa

 

17,000

 

 

100.0

%

 

Total California

 

951,000

 

 

100.0

%

69,003

 

OTHER STATES:

 

 

 

 

 

 

 

 

 

Norfolk. VA (ground and building leased through 2069)

 

114,000

 

 

100.0

%

 

Roseville, MI

 

104,000

 

 

100.0

%

 

Total Other States

 

218,000

 

 

100.0

%

$

 

Total Strip Centers

 

8,083,000

 

2,761,000

 

95.5

%

$

594,067

 

Vornado’s ownership interest

 

7,989,000

 

2,761,000

 

95.5

%

$

559,565

 

 

 

 

 

 

 

 

 

 

 

OTHER RETAIL:

 

 

 

 

 

 

 

 

 

NEW YORK (Manhattan)

 

 

 

 

 

 

 

 

 

4 Union Square South

 

204,000

 

 

97.3

%

$

 

478-486 Broadway (50%)

 

81,000

 

 

75.8

%

20,000

 

25 West 14th Street

 

62,000

 

 

89.5

%

 

435 Seventh Avenue

 

43,000

 

 

100.0

%

 

692 Broadway

 

36,000

 

 

100.0

%

 

1135 Third Avenue

 

25,000

 

 

100.0

%

 

7 West 34th Street

 

23,000

 

 

100.0

%

 

715 Lexington Avenue (ground leased thru 2041)

 

23,000

 

 

100.0

%

 

828-850 Madison Avenue

 

18,000

 

 

100.0

%

 

484 Eighth Avenue

 

14,000

 

 

100.0

%

80,000

 

40 East 66th Street

 

10,000

 

 

75.3

%

 

424 Sixth Avenue

 

10,000

 

 

100.0

%

 

387 West Broadway

 

9,000

 

 

100.0

%

 

968 Third Avenue (50%)

 

6,000

 

 

100.0

%

 

211-217 Columbus Avenue

 

6,000

 

 

100.0

%

 

825 Seventh Avenue

 

4,000

 

 

100.0

%

 

386 West Broadway

 

4,000

 

 

100.0

%

4,951

 

NEW YORK (Queens)

 

 

 

 

 

 

 

 

 

99-01 Queens Boulevard

 

68,000

 

 

55.0

%

 

Total Other Retail

 

646,000

 

 

90.0

%

$

104,951

 

Vornado’s ownership interest

 

602,000

 

 

90.9

%

$

94,951

 

 

 

 

 

 

 

 

 

 

 

Total Retail Properties

 

13,591,000

 

3,075,000

 

95.5

%

$

1,223,735

 

Vornado’s Ownership Interest

 

13,094,000

 

3,075,000

 

95.6

%

$

1,096,733

 

 

 

 

 

 

 

 

 

 

 

ASSETS HELD FOR SALE:

 

 

 

 

 

 

 

 

 

Vineland, New Jersey

 

143,000

 

 

 

 

 


(1)          Approximately 10% ground and building leased through 2039.

(2)          These encumbrances are cross-collateralized under a blanket mortgage in the amount of $469,842,000 as of December 31, 2005.

 

39



 

MERCHANDISE MART PROPERTIES SEGMENT

 

The Merchandise Mart Properties are a portfolio of 10 properties containing an aggregate of 9.5 million square feet. The Merchandise Mart Properties also contain eight parking garages totaling 1,191,000 square feet (3,700 spaces). The garage space is excluded from the statistics provided in this section.

 

Square feet by location and use as of December 31, 2005.

 

 

 

 

 

 

 

Showroom

 

 

 

(Amounts in thousands)

 

Total

 

Office

 

Total

 

Permanent

 

Temporary
Trade Show

 

Retail

 

Chicago, Illinois

 

 

 

 

 

 

 

 

 

 

 

 

 

Merchandise Mart

 

3,447

 

1,028

 

2,348

 

1,962

 

386

 

71

 

350 West Mart Center

 

1,206

 

1,078

 

128

 

128

 

 

 

33 North Dearborn

 

336

 

322

 

 

 

 

14

 

Other

 

19

 

 

 

 

 

19

 

Total Chicago, Illinois

 

5,008

 

2,428

 

2,476

 

2,090

 

386

 

104

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

HighPoint, North Carolina

 

 

 

 

 

 

 

 

 

 

 

 

 

Market Square Complex

 

1,753

 

 

1,738

 

1,178

 

560

 

15

 

National Furniture Mart

 

259

 

 

259

 

259

 

 

 

Total HighPoint, North Carolina

 

2,012

 

 

1,997

 

1,437

 

560

 

15

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Washington, D.C.

 

 

 

 

 

 

 

 

 

 

 

 

 

Washington Design Center

 

392

 

72

 

320

 

320

 

 

 

Washington Office Center

 

397

 

365

 

 

 

 

32

 

Total Washington, D.C.

 

789

 

437

 

320

 

320

 

 

32

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Los Angeles, California

 

 

 

 

 

 

 

 

 

 

 

 

 

L.A. Mart

 

778

 

 

778

 

724

 

54

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Boston, Massachusetts

 

 

 

 

 

 

 

 

 

 

 

 

 

Boston Design Center

 

553

 

129

 

417

 

417

 

 

7

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

New York, New York

 

 

 

 

 

 

 

 

 

 

 

 

 

7 West 34th Street

 

408

 

106

 

302

 

302

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total Merchandise Mart Properties

 

9,548

 

3,100

 

6,290

 

5,290

 

1,000

 

158

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Occupancy rate

 

95.5

%

97.0

%

94.7

%

 

 

 

 

98.7

%

 

Office Space

 

Occupancy and average annual escalated rent per square foot:

 

As of
December 31,

 

Rentable
Square Feet

 

Occupancy Rate

 

Average Annual
Escalated Rent
Per Square Foot

 

2005

 

3,100,000

 

97.0

%

$

26.42

 

2004

 

3,261,000

 

96.5

%

27.59

 

2003

 

3,249,000

 

93.6

%

27.73

 

2002

 

3,262,000

 

92.8

%

26.32

 

2001

 

3,320,000

 

90.8

%

25.09

 

 

40



 

Merchandise Mart Properties 2005 office revenues by tenants’ industry:

 

Industry

 

Percentage

 

Service

 

33

%

Government

 

21

%

Banking

 

13

%

Telecommunications

 

11

%

Publications

 

7

%

Education

 

6

%

Pharmaceutical

 

4

%

Insurance

 

3

%

Other

 

2

%

 

 

100

%

 

Office lease terms generally range from three to seven years for smaller tenants to as long as 15 years for large tenants. Leases typically provide for step-ups in rent periodically over the term of the lease and pass through to tenants the tenants’ share of increases in real estate taxes and operating expenses for a building over a base year. Electricity is provided to tenants on a sub-metered basis or included in rent and adjusted for subsequent utility rate increases. Leases also typically provide for tenant improvement allowances for all or a portion of the tenant’s initial construction of its premises.

 

Office tenants accounting for 2% or more of Merchandise Mart Properties’ 2005 revenues:

 

Tenant

 

Square Feet
Leased

 

2005
Revenues

 

Percentage of
Segment
Revenues

 

Percentage of
Company
Revenues

 

U.S. Government

 

359,000

 

$

12,703,000

 

4.7

%

0.5

%

SBC Ameritech

 

234,000

 

7,080,000

 

2.6

%

0.3

%

WPP Group

 

228,000

 

5,938,000

 

2.2

%

0.2

%

Bank of America

 

205,000

 

5,523,000

 

2.0

%

0.2

%

 

2005 leasing activity – Merchandise Mart Properties office space:

 

 

 

Square Feet

 

Average Initial
Rent Per
Square Foot (1)

 

Merchandise Mart

 

180,000

 

$

22.45

 

33 North Dearborn

 

73,000

 

23.11

 

Washington Office Center

 

18,000

 

43.89

 

350 West Mart Center

 

2,000

 

44.12

 

Total

 

273,000

 

24.17

 

 


(1)          Most leases include periodic step-ups in rent, which are not reflected in the initial rent per square foot leased.

 

Lease expirations for Merchandise Mart Properties office space as of December 31, 2005 assuming none of the tenants exercise renewal options:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Percentage of

 

Annual Escalated

 

 

 

 

 

 

 

Merchandise Mart

 

Rent of Expiring Leases

 

Year

 

Number of
Expiring Leases

 

Square Feet of
Expiring Leases

 

Office
Square Feet

 

Total

 

Per Square Foot

 

Month to month

 

11

 

14,000

 

0.5

%

$

86,000

 

$

6.30

 

2006

 

24

 

225,000

 

7.5

%

5,660,000

 

25.16

 

2007

 

20

 

241,000

 

8.0

%

5,885,000

 

24.41

 

2008

 

27

 

248,000

 

8.2

%

6,715,000

 

27.10

 

2009

 

14

 

333,000

 

11.1

%

8,619,000

 

25.88

 

2010

 

15

 

396,000

 

13.2

%

12,980,000

 

32.78

 

2011

 

14

 

267,000

 

8.9

%

8,475,000

 

31.77

 

2012

 

11

 

117,000

 

3.9

%

2,643,000

 

22.55

 

2013

 

13

 

139,000

 

4.6

%

3,937,000

 

28.26

 

2014

 

14

 

133,000

 

4.4

%

5,785,000

 

43.45

 

2015

 

9

 

135,000

 

4.5

%

2,842,000

 

21.06

 

 

41



 

Showroom Space

 

The showrooms provide manufacturers and wholesalers with permanent and temporary space in which to display products for buyers, specifiers and end users. The showrooms are also used for hosting trade shows for the contract furniture, casual furniture, gift, carpet, residential furnishings, building products, crafts, apparel and design industries. Merchandise Mart Properties own and operate five of the leading furniture and gift trade shows including the contract furniture industry’s largest trade show, NeoCon, which attracts over 46,000 attendees each June and is hosted at the Merchandise Mart building in Chicago. The Market Square Complex co-hosts the home furniture industry’s semi-annual (April and October) market weeks which occupy over 12,000,000 square feet in the High Point, North Carolina region.

 

Occupancy and average escalated rent per square foot:

 

As of
December 31,

 

Rentable
Square Feet

 

Occupancy
Rate

 

Average Annual
Escalated Rent
Per Square Foot

 

2005

 

6,290,000

 

94.7

%

$

24.04

 

2004

 

5,589,000

 

97.6

%

23.08

 

2003

 

5,640,000

 

95.1

%

22.35

 

2002

 

5,528,000

 

95.2

%

21.46

 

2001

 

5,532,000

 

95.5

%

22.26

 

 

2005 showroom revenues by tenants’ industry:

 

Industry

 

Percentage

 

Residential Furnishings

 

24

%

Gift

 

24

%

Residential Design

 

22

%

Contract Furnishings

 

16

%

Apparel

 

6

%

Casual Furniture

 

5

%

Building Products

 

3

%

 

 

100

%

 

2005 Leasing Activity:

 

 

 

Square Feet

 

Average Initial
Rent Per
Square Foot(1)

 

Merchandise Mart

 

384,000

 

$

32.84

 

Market Square Complex

 

337,000

 

17.91

 

7 West 34th Street

 

186,000

 

42.20

 

L.A. Mart

 

173,000

 

17.58

 

Washington Design Center

 

46,000

 

34.38

 

350 West Mart Center

 

24,000

 

24.70

 

Total

 

1,150,000

 

27.58

 

 


(1)          Most leases include periodic step-ups in rent which are not reflected in the initial rent per square foot leased.

 

42



 

Lease expirations for the Merchandise Mart Properties showroom space as of December 31, 2005 assuming none of the tenants exercise renewal options:

 

 

 

 

 

 

 

Percentage of

 

Annual Escalated

 

 

 

 

 

 

 

Merchandise Mart

 

Rent of Expiring Leases

 

Year

 

Number of
Expiring Leases

 

Square Feet of
Expiring Leases

 

Showroom Square
Feet

 

Total

 

Per Square Foot

 

Month to month

 

6

 

5,000

 

0.1

%

$

46,000

 

$

9.65

 

2006

 

227

 

541,000

 

9.1

%

14,178,000

 

26.19

 

2007

 

234

 

893,000

 

15.0

%

20,076,000

 

22.48

 

2008

 

223

 

606,000

 

10.2

%

15,854,000

 

26.18

 

2009

 

149

 

602,000

 

10.1

%

14,727,000

 

24.44

 

2010

 

152

 

777,000

 

13.1

%

19,432,000

 

24.99

 

2011

 

53

 

291,000

 

4.9

%

7,216,000

 

24.81

 

2012

 

28

 

135,000

 

2.3

%

3,795,000

 

28.06

 

2013

 

48

 

294,000

 

4.9

%

8,265,000

 

28.11

 

2014

 

29

 

212,000

 

3.6

%

4,820,000

 

22.78

 

2015

 

25

 

151,000

 

2.5

%

3,463,000

 

22.93

 

 

Retail Space

 

The Merchandise Mart Properties portfolio also contains approximately 158,000 square feet of retail space which was 98.7% occupied at December 31, 2005.

 

Merchandise Mart Properties owned by the Company as of December 31, 2005:

 

Location

 

Approximate
Leasable
Building
Square Feet

 

Percent
Leased

 

Encumbrances
(in thousands)

 

ILLINOIS

 

 

 

 

 

 

 

Merchandise Mart, Chicago

 

3,447,000

 

96.4

%

$

 

350 West Mart Center, Chicago

 

1,206,000

 

96.3

%

 

33 North Dearborn Street, Chicago

 

336,000

 

95.3

%

 

Other (50% interest)

 

19,000

 

95.6

%

12,261

 

Total Illinois

 

5,008,000

 

96.3

%

12,261

 

 

 

 

 

 

 

 

 

HIGH POINT, NORTH CAROLINA

 

 

 

 

 

 

 

Market Square Complex

 

1,753,000

 

97.6

%

92,235

 

National Furniture Mart

 

259,000

 

98.3

%

12,404

 

Total High Point, North Carolina

 

2,012,000

 

97.6

%

104,639

 

 

 

 

 

 

 

 

 

WASHINGTON, D.C.

 

 

 

 

 

 

 

Washington Office Center

 

397,000

 

99.2

%

46,932

 

Washington Design Center

 

392,000

 

99.5

%

 

Total Washington, D.C.

 

789,000

 

99.3

%

46,932

 

 

 

 

 

 

 

 

 

CALIFORNIA

 

 

 

 

 

 

 

L.A. Mart

 

778,000

 

92.3

%

 

 

 

 

 

 

 

 

 

MASSACHUSETTS

 

 

 

 

 

 

 

Boston Design Center (ground leased through 2060)

 

553,000

 

96.4

%

72,000

 

 

 

 

 

 

 

 

 

NEW YORK

 

 

 

 

 

 

 

7 West 34th Street

 

408,000

 

72.6

%

 

 

 

 

 

 

 

 

 

Total Merchandise Mart Properties

 

9,548,000

 

95.5

%

$

235,832

 

 

43



 

TEMPERATURE CONTROLLED LOGISTICS SEGMENT

 

The Company owns a 47.6% interest in AmeriCold Logistics.   AmeriCold Logistics, headquartered in Atlanta, Georgia, provides the food industry with refrigerated warehousing and transportation management services. Refrigerated warehouses are comprised of production, distribution and public facilities. In addition, AmeriCold Logistics manages facilities owned by its customers for which it earns fixed and incentive fees. Production facilities typically serve one or a small number of customers, generally food processors that are located nearby. Customers store large quantities of processed or partially processed products in these facilities until they are shipped to the next stage of production or distribution. Distribution facilities primarily warehouse a wide variety of customers’ finished products until future shipment to end-users. Each distribution facility generally services the surrounding regional market. Public facilities generally serve the needs of local and regional customers under short-term agreements. Food manufacturers and processors use these facilities to store capacity overflow from their production facilities or warehouses. AmeriCold Logistics’ transportation management services include freight routing, dispatching, freight rate negotiation, backhaul coordination, freight bill auditing, network flow management, order consolidation and distribution channel assessment. AmeriCold Logistics’ temperature controlled logistics expertise and access to both frozen food warehouses and distribution channels enable its customers to respond quickly and efficiently to time-sensitive orders from distributors and retailers.

 

AmeriCold Logistics’ customers consist primarily of national, regional and local frozen food manufacturers, distributors, retailers and food service organizations, such as H.J. Heinz, Con-Agra Foods, Altria Group (Kraft Foods), Sara Lee, Tyson Foods, and General Mills. H.J. Heinz and Con-Agra Foods accounted for 15.3% and 11.0% of this segment’s total revenue, respectively. No other customer in this segment accounts for more than 10% of this segment’s revenue.

 

As of December 31, 2005, AmeriCold Logistics had $724,187,000 of outstanding debt which is consolidated into the accounts of the Company.

 

44



 

Temperature Controlled Logistics Properties as of December 31, 2005:

 

Property

 

Cubic Feet
(in millions)

 

Square Feet
(in thousands)

 

Property

 

Cubic Feet
(in millions)

 

Square Feet
(in thousands)

 

 

 

 

 

 

 

 

 

 

 

 

 

ALABAMA

 

 

 

 

 

ILLINOIS

 

 

 

 

 

Birmingham

 

2.0

 

85.6

 

Rochelle

 

6.0

 

179.7

 

Montgomery

 

2.5

 

142.0

 

East Dubuque

 

5.6

 

215.4

 

Gadsden (1)

 

4.0

 

119.0

 

 

 

11.6

 

395.1

 

Albertville

 

2.2

 

64.5

 

 

 

 

 

 

 

 

 

10.7

 

411.1

 

INDIANA

 

 

 

 

 

ARIZONA

 

 

 

 

 

Indianapolis

 

9.1

 

311.7

 

Phoenix

 

2.9

 

111.5

 

 

 

 

 

 

 

 

 

 

 

 

 

IOWA

 

 

 

 

 

ARKANSAS

 

 

 

 

 

Fort Dodge

 

3.7

 

155.8

 

Fort Smith

 

1.4

 

78.2

 

Bettendorf

 

8.8

 

336.0

 

West Memphis

 

5.3

 

166.4

 

 

 

12.5

 

491.8

 

Texarkana

 

4.7

 

137.3

 

KANSAS

 

 

 

 

 

Russellville

 

5.6

 

164.7

 

Wichita

 

2.8

 

126.3

 

Russellville

 

9.5

 

279.4

 

Garden City

 

2.2

 

84.6

 

Springdale

 

6.6

 

194.1

 

 

 

5.0

 

210.9

 

 

 

33.1

 

1,020.1

 

KENTUCKY

 

 

 

 

 

CALIFORNIA

 

 

 

 

 

Sebree

 

2.7

 

79.4

 

Ontario (1)

 

8.1

 

279.6

 

 

 

 

 

 

 

Fullerton (1)

 

2.8

 

107.7

 

MAINE

 

 

 

 

 

Turlock

 

2.5

 

108.4

 

Portland

 

1.8

 

151.6

 

Watsonville (1)

 

5.4

 

186.0

 

 

 

 

 

 

 

Turlock

 

3.0

 

138.9

 

MASSACHUSETTS

 

 

 

 

 

Ontario

 

1.9

 

55.9

 

Gloucester

 

1.9

 

95.5

 

 

 

23.7

 

876.5

 

Gloucester

 

2.8

 

95.2

 

COLORADO

 

 

 

 

 

Gloucester

 

2.4

 

126.4

 

Denver

 

2.8

 

116.3

 

Boston

 

3.1

 

218.0

 

 

 

 

 

 

 

 

 

10.2

 

535.1

 

FLORIDA

 

 

 

 

 

MINNESOTA

 

 

 

 

 

Tampa

 

0.4

 

22.2

 

Park Rapids  (50% interest)

 

 

 

 

 

Plant City

 

0.8

 

30.8

 

 

 

3.0

 

86.8

 

Bartow

 

1.4

 

56.8

 

 

 

 

 

 

 

Tampa

 

2.9

 

106.0

 

MISSOURI

 

 

 

 

 

Tampa (1)

 

1.0

 

38.5

 

Marshall

 

4.8

 

160.8

 

 

 

6.5

 

254.3

 

Carthage

 

42.0

 

2,564.7

 

 

 

 

 

 

 

 

 

46.8

 

2,725.5

 

GEORGIA

 

 

 

 

 

MISSISSIPPI

 

 

 

 

 

Atlanta

 

11.1

 

476.7

 

West Point

 

4.7

 

180.8

 

Atlanta

 

2.9

 

157.1

 

 

 

 

 

 

 

Augusta

 

1.1

 

48.3

 

NEBRASKA

 

 

 

 

 

Atlanta

 

11.4

 

334.7

 

Fremont

 

2.2

 

84.6

 

Atlanta

 

5.0

 

125.7

 

Grand Island

 

2.2

 

105.0

 

Montezuma

 

4.2

 

175.8

 

 

 

4.4

 

189.6

 

Atlanta

 

6.9

 

201.6

 

NEW YORK

 

 

 

 

 

Thomasville

 

6.9

 

202.9

 

Syracuse

 

11.8

 

447.2

 

 

 

49.5

 

1,722.8

 

 

 

 

 

 

 

IDAHO

 

 

 

 

 

NORTH CAROLINA

 

 

 

 

 

Burley

 

10.7

 

407.2

 

Charlotte

 

1.0

 

58.9

 

Nampa

 

8.0

 

364.0

 

Charlotte

 

4.1

 

164.8

 

 

 

18.7

 

771.2

 

Tarboro

 

4.9

 

147.4

 

 

 

 

 

 

 

 

 

10.0

 

371.1

 

 

45



 

Property

 

Cubic Feet
(in millions)

 

Square Feet
(in thousands)

 

 

 

 

 

 

 

OHIO

 

 

 

 

 

Massillon

 

5.5

 

163.2

 

 

 

 

 

 

 

OKLAHOMA

 

 

 

 

 

Oklahoma City

 

0.7

 

64.1

 

Oklahoma City

 

1.4

 

74.1

 

 

 

2.1

 

138.2

 

OREGON

 

 

 

 

 

Hermiston

 

4.0

 

283.2

 

Milwaukee

 

4.7

 

196.6

 

Salem

 

12.5

 

498.4

 

Woodburn

 

6.3

 

277.4

 

Ontario

 

8.1

 

238.2

 

 

 

35.6

 

1,493.8

 

PENNSYLVANIA

 

 

 

 

 

Leesport

 

5.8

 

168.9

 

Fogelsville

 

21.6

 

683.9

 

 

 

27.4

 

852.8

 

 

 

 

 

 

 

SOUTH CAROLINA

 

 

 

 

 

Columbia

 

1.6

 

83.7

 

 

 

 

 

 

 

SOUTH DAKOTA

 

 

 

 

 

Sioux Falls

 

2.9

 

111.5

 

 

 

 

 

 

 

TENNESSEE

 

 

 

 

 

Memphis

 

5.6

 

246.2

 

Memphis

 

0.5

 

36.8

 

Murfreesboro

 

4.5

 

106.4

 

 

 

10.6

 

389.4

 

TEXAS

 

 

 

 

 

Amarillo

 

3.2

 

123.1

 

Fort Worth

 

3.4

 

102.0

 

 

 

6.6

 

225.1

 

UTAH

 

 

 

 

 

Clearfield

 

8.6

 

358.4

 

 

 

 

 

 

 

VIRGINIA

 

 

 

 

 

Norfolk

 

1.9

 

83.0

 

Strasburg

 

6.8

 

200.0

 

 

 

8.7

 

283.0

 

WASHINGTON

 

 

 

 

 

Burlington

 

4.7

 

194.0

 

Moses Lake

 

7.3

 

302.4

 

Walla Walla

 

3.1

 

140.0

 

Connell

 

5.7

 

235.2

 

Wallula

 

1.2

 

40.0

 

Pasco

 

6.7

 

209.0

 

 

 

28.7

 

1,120.6

 

WISCONSIN

 

 

 

 

 

Tomah

 

4.6

 

161.0

 

Babcock

 

3.4

 

111.1

 

Plover

 

9.4

 

358.4

 

 

 

17.4

 

630.5

 

 

 

 

 

 

 

 

 

 

 

 

 

Total Temperature Controlled Logistics Properties

 

437.2

 

17,310.6

 

 


(1)    Leasehold interest.

 

46



 

TOYS “R” US, INC. (“TOYS”) SEGMENT

 

On July 21, 2005, a joint venture owned equally by the Company, Bain Capital and Kohlberg Kravis Roberts & Co. acquired Toys for $26.75 per share in cash or approximately $6.6 billion. In connection therewith, the Company invested $428,000,000 of the $1.3 billion of equity in the venture, consisting of $407,000,000 in cash and $21,000,000 in Toys common shares held by the Company. Toys “R” Us (“Toys”) is a worldwide specialty retailer of toys and baby products with a significant real estate component. On January 9, 2006, Toys announced plans and is in the process of closing 87 Toys “R” Us stores in the United States, of which twelve stores will be converted into Babies “R” Us stores, five leased properties are expiring and one has been sold. Vornado is handling the leasing and disposition of the remaining 69 stores.

 

The following table sets forth the number of stores, after giving effect to the store closings announced in January 2006:

 

 

 

Total

 

Owned

 

Building Owned
on Leased Ground

 

Leased

 

Toys – Domestic

 

587

 

273

 

139

 

175

 

Toys – International

 

306

 

80

 

22

 

204

 

Babies “R” Us

 

242

 

36

 

88

 

118

 

Subtotal

 

1,135

 

389

 

249

 

497

 

 

 

 

 

 

 

 

 

 

 

Stores to be leased or sold

 

36

 

19

 

3

 

14

 

Stores leased to third parties as of February 28, 2006

 

25

 

10

 

7

 

8

 

Stores under sales contract

 

8

 

6

 

 

2

 

January 2006 store closings

 

69

 

35

 

10

 

24

 

 

 

 

 

 

 

 

 

 

 

Total Owned and Leased

 

1,204

 

424

 

259

 

521

 

Franchised

 

336

 

 

 

 

 

 

 

Total Owned, Leased and Franchised

 

1,540

 

 

 

 

 

 

 

 

At December 31, 2005, Toys “R” Us had $6,620,000,000 of outstanding debt, of which the Company’s 32.95% share is $2,181,000,000. This debt is non-recourse to Vornado.

 

47



 

OTHER INVESTMENTS

 

Alexander’s Inc. (“Alexander’s”)

 

The Company owns 33% of Alexander’s outstanding common shares.

 

Properties owned by Alexander’s as of December 31, 2005.

 

Location

 

Land Area in
Square Feet or
Acreage

 

Building Area/
Number of Floors

 

Percent
Leased

 

Significant
Tenants

 

Encumbrances
(in thousands)

 

Operating Properties

 

 

 

 

 

 

 

 

 

 

 

New York:

 

 

 

 

 

 

 

 

 

 

 

731 Lexington Avenue—Manhattan: Office and Retail

 

84,420 SF

 

1,059,000

(1)/31

99

%

Bloomberg
Citibank The Home Depot The Container Store Hennes & Mauritz

 

$

720,000

 

 

 

 

 

 

 

 

 

 

 

 

 

Kings Plaza Regional Shopping Center—Brooklyn

 

24.3 acres

 

759,000

/2 (2)(3)

99.0

%

Sears
123 Mall Tenants

 

210,539

 

 

 

 

 

 

 

 

 

 

 

 

 

Rego Park I—Queens

 

4.8 acres

 

351,000

/3 (2)

100.0

%

Sears
Circuit City
Bed, Bath & Beyond Marshalls

 

80,926

 

 

 

 

 

 

 

 

 

 

 

 

 

Flushing—Queens (4)

 

44,975 SF

 

177,000

/4(2)

0

%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

New Jersey:

 

 

 

 

 

 

 

 

 

 

 

Paramus—New Jersey

 

30.3 acres

 

 

100.0

%

IKEA

 

68,000

 

 

 

 

 

2,346,000

 

 

 

 

 

$

1,079,465

 

Development Property

 

 

 

 

 

 

 

 

 

 

 

Rego Park II—Queens

 

10.0 acres

 

 

 

 

 

 

 

 

 

 


(1)          Excludes 248,000 net saleable square feet of residential space consisting of 105 condominium units.

(2)          Excludes parking garages.

(3)          Excludes 339,000 square foot Macy’s store, owned and operated by Federated Department Stores, Inc.

(4)          Leased by Alexander’s through January 2027.

 

731 Lexington Avenue

 

731 Lexington Avenue is a 1.1 million square foot multi-use building. The building contains approximately 885,000 net rentable square feet of office space, 174,000 net rentable square feet of retail space. 731 Lexington Avenue also contains approximately 248,000 net saleable square feet of residential space consisting of 105 condominium units (through a taxable REIT subsidiary (“TRS”)).

 

As of December 31, 2005, (i) 100% of the property’s 885,000 square feet of office space has been leased, of which 697,000 square feet is leased to Bloomberg L.P. and 176,000 square feet is leased to Citibank N.A; (ii) 169,000 square feet of retail space is leased as of December 31, 2005 to, among others, The Home Depot, Hennes & Mauritz and The Container Store; and (iii) 100 of the 105 condominium units have been sold and closed.

 

48



 

Newkirk Master Limited Partnership and Affiliates (“Newkirk MLP”)

 

Newkirk MLP is controlled by its general partner Newkirk Realty Trust, a real estate investment trust (NYSE: NKT). At December 31, 2005, the Company owns 10,186,991 limited partnership units (representing a 15.8% interest) of Newkirk MLP, which are exchangeable on a one-for-one basis into common shares of Newkirk Realty Trust after an IPO blackout period that expires on November 7, 2006. Newkirk MLP owns 16,775,000 square feet of real estate across 35 states. In addition to its ownership interest in Newkirk MLP, the Company has a 20.0% interest in NKT Advisor LLC, which is the real estate advisor to Newkirk MLP and Newkirk Realty Trust.

 

Real estate owned by Newkirk MLP throughout the United States as of December 31, 2005:

 

 

 

Number of
Properties

 

Square Feet

 

Office

 

36

 

6,909,000

 

Retail

 

148

 

5,274,000

 

Other

 

19

 

4,592,000

 

 

 

203

 

16,775,000

 

 

As of December 31, 2005, the occupancy rate of Newkirk MLP’s properties is 96.5%. Newkirk MLP has $742,879,000 of debt outstanding at December 31, 2005, of which the Company’s pro-rata share is $117,375,000, none of which is recourse to the Company.

 

Tenants accounting for 2% or more of Newkirk MLP’s revenues in 2005:

 

Tenant

 

Square
Feet
Leased

 

2005
Revenues

 

Percentage

 

Raytheon

 

2,286,000

 

$

40,421,000

 

16.3

%

The Saint Paul Co.

 

530,000

 

25,532,000

 

10.3

%

Albertson’s Inc.

 

2,843,000

 

25,378,000

 

10.3

%

Honeywell

 

728,000

 

19,799,000

 

8.0

%

Federal Express

 

592,000

 

14,812,000

 

6.0

%

Owens-Illinois

 

707,000

 

13,363,000

 

5.4

%

Entergy Gulf States

 

489,000

 

12,147,000

 

4.9

%

Safeway Inc.

 

736,000

 

8,543,000

 

3.5

%

Hibernia Bank

 

403,000

 

8,196,000

 

3.3

%

Nevada Power Company

 

282,000

 

7,189,000

 

2.9

%

The Kroger Company

 

474,000

 

6,920,000

 

2.8

%

Xerox

 

379,000

 

5,940,000

 

2.4

%

Cheeseborough/Ragu

 

485,000

 

5,602,000

 

2.3

%

 

Primary lease terms range from 20 to 25 years from their original commencement dates with rents, typically above market, which fully amortize the first mortgage debt during the original lease terms. In addition, tenants generally have multiple renewal options, with rents, on average, below market.

 

Lease expirations as of December 31, 2005 assuming none of the tenants exercise renewal options:

 

 

 

Number of

 

 

 

Percentage of

 

Annual Escalated

 

 

 

Expiring

 

Square Feet of

 

Newkirk MLP

 

Rent of Expiring Leases

 

Year

 

Leases

 

Expiring Leases

 

Square Feet

 

Total

 

Per Square Foot

 

2006

 

14

 

1,344,000

 

8.0

%

$

18,413,000

 

$

13.70

 

2007

 

32

 

3,005,000

 

17.9

%

37,460,000

 

12.46

 

2008

 

63

 

5,756,000

 

34.3

%

98,236,000

 

17.07

 

2009

 

44

 

2,685,000

 

16.0

%

56,249,000

 

20.95

 

2010

 

12

 

1,295,000

 

7.7

%

5,911,000

 

4.56

 

2011

 

16

 

1,158,000

 

6.9

%

10,461,000

 

9.03

 

2012

 

9

 

395,000

 

2.4

%

4,796,000

 

12.14

 

2013

 

1

 

40,000

 

0.2

%

870,000

 

21.96

 

2014

 

1

 

282,000

 

1.7

%

7,189,000

 

25.49

 

2015

 

 

 

 

 

 

 

49



 

Hotel Pennsylvania

 

The Hotel Pennsylvania is located in New York City on Seventh Avenue opposite Madison Square Garden and consists of a hotel portion containing 1,000,000 square feet of hotel space with 1,700 rooms and a commercial portion containing 400,000 square feet of retail and office space.

 

 

 

Year Ended December 31,

 

 

 

2005

 

2004

 

2003

 

2002

 

2001

 

Rental information:

 

 

 

 

 

 

 

 

 

 

 

Hotel:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Average occupancy rate

 

83.7

%

78.9

%

63.7

%

64.7

%

63.0

%

Average daily rate

 

$

115.74

 

$

97.36

 

$

89.12

 

$

89.44

 

$

110.00

 

Revenue per available room

 

$

96.85

 

$

77.56

 

$

58.00

 

$

58.00

 

$

70.00

 

 

 

 

 

 

 

 

 

 

 

 

 

Commercial:

 

 

 

 

 

 

 

 

 

 

 

Office space:

 

 

 

 

 

 

 

 

 

 

 

Average occupancy rate

 

38.7

%

39.7

%

39.7

%

47.8

%

51.3

%

Annual rent per square feet

 

$

10.70

 

$

10.04

 

$

9.92

 

$

13.36

 

$

16.39

 

 

 

 

 

 

 

 

 

 

 

 

 

Retail space:

 

 

 

 

 

 

 

 

 

 

 

Average occupancy rate

 

79.8

%

90.7

%

89.8

%

92.6

%

56.2

%

Annual rent per square feet

 

$

26.02

 

$

29.67

 

$

28.11

 

$

28.06

 

$

41.00

 

 

GMH Communities L.P.

 

GMH Communities L.P. (“GMH”) is a partnership through which GMH Communities Trust (“GCT”), a real estate investment trust (NYSE: GCT), conducts its operations which are focused on the student and military housing segments. As of December 31, 2005, GMH owns 56 student housing properties aggregating 13.3 million square feet and manages an additional 18 properties that serve colleges and universities throughout the United States. In addition, GMH manages 18 military housing projects in the U.S. under long-term agreements with the U.S. Government.

 

As of December 31, 2005, the Company owns (i) 7,337,857 GMH limited partnership units, which are exchangeable on a one-for-one basis into common shares of GCT, (ii) 700,000 GCT common shares and (iii) warrants to purchase 5,884,727 GMH limited partnership units or GCT common shares at a price of $8.50 per unit or share through May 6, 2006. The Company’s aggregate ownership interest in GMH is 11.3% at December 31, 2005.

 

GMH has $688,412,000 of debt outstanding at December 31, 2005, of which the Company’s pro-rata share is $77,791,000, none of which is recourse to the Company.

 

Industrial Properties

 

The Company’s dry warehouse/industrial properties consist of seven buildings in New Jersey containing approximately 1.5 million square feet. The properties are encumbered by two cross-collateralized mortgage loans aggregating $47,803,000 as of December 31, 2005. Average lease terms range from three to five years. The following table sets forth the occupancy rate and average annual rent per square foot at the end of each of the past five years.

 

As of December 31,

 

Occupancy
Rate

 

Average Annual
Rent Per
Square Foot

 

2005

 

100.0

%

$

4.19

 

2004

 

88.0

%

3.96

 

2003

 

88.0

%

3.86

 

2002

 

100.0

%

3.89

 

2001

 

100.0

%

3.69

 

 

220 Central Park South

 

On August 26, 2005, a joint venture in which the Company has a 90% interest, acquired a property located at 220 Central Park South in Manhattan for $136,550,000. The Company and its partner invested cash of $43,400,000 and $4,800,000, respectively, in the venture to acquire the property. The venture obtained a $95,000,000 mortgage loan which bears interest at LIBOR plus 3.50% (8.04% as of December 31, 2005) which is due in August 2006, with two six-month extensions. The property contains 122 rental apartments with an aggregate of 133,000 square feet and 5,700 square feet of commercial space.

 

40 East 66th Street

 

On July 25, 2005, the Company acquired a property located at Madison Avenue and East 66th Street in Manhattan for $158,000,000 in cash. The property contains 37 rental apartments with an aggregate of 85,000 square feet, and 10,000 square feet of retail space. The rental apartment operations are included in the Company’s Other segment and the retail operations are included in the Retail segment.

 

50



 

ITEM 3.                             LEGAL PROCEEDINGS

 

The Company is from time to time involved in legal actions arising in the ordinary course of its business. In the opinion of management, after consultation with legal counsel, the outcome of such matters, including in respect of the matter referred to below, is not expected to have a material adverse effect on the Company’s financial position or results of operations.

 

Stop & Shop

 

On January 8, 2003, Stop & Shop filed a complaint with the United States District Court for the District of New Jersey (“USDC-NJ”) claiming the Company has no right to reallocate and therefore continue to collect the $5,000,000 of annual rent from Stop & Shop pursuant to the Master Agreement and Guaranty, because of the expiration of the East Brunswick, Jersey City, Middletown, Union and Woodbridge leases to which the $5,000,000 of additional rent was previously allocated. Stop & Shop asserted that a prior order of the Bankruptcy Court for the Southern District of New York dated February 6, 2001, as modified on appeal to the District Court for the Southern District of New York on February 13, 2001, froze the Company’s right to re-allocate which effectively terminated the Company’s right to collect the additional rent from Stop & Shop. On March 3, 2003, after the Company moved to dismiss for lack of jurisdiction, Stop & Shop voluntarily withdrew its complaint. On March 26, 2003, Stop & Shop filed a new complaint in New York Supreme Court, asserting substantially the same claims as in its USDC-NJ complaint. The Company removed the action to the United States District Court for the Southern District of New York. In January 2005 that court remanded the action to the New York Supreme Court. On February 14, 2005, the Company served an answer in which it asserted a counterclaim seeking a judgment for all the unpaid additional rent accruing through the date of the judgment and a declaration that Stop & Shop will continue to be liable for the additional rent as long as any of the leases subject to the Master Agreement and Guaranty remain in effect. On May 17, 2005, the Company filed a motion for summary judgment. On July 15, 2005, Stop & Shop opposed the Company’s motion and filed a cross-motion for summary judgment. On December 13, 2005, the Court issued its decision denying the motions for summary judgment. The Company intends to pursue its claims against Stop & Shop vigorously.

 

H Street Building Corporation (“H Street”)

 

On July 22, 2005, two corporations owned 50% by H Street filed a complaint against the Company, H Street and three parties affiliated with the sellers of H Street in the Superior Court of the District of Columbia alleging that the Company encouraged H Street and the affiliated parties to breach their fiduciary duties to these corporations and interfered with prospective business and contractual relationships. The complaint seeks an unspecified amount of damages and a rescission of the Company’s acquisition of H Street. In addition, on July 29, 2005, a tenant under a ground lease with one of these corporations brought a separate suit in the Superior Court of the District of Columbia, alleging, among other things, that the Company’s acquisition of H Street violated a provision giving them a right of first offer and on that basis seeks a rescission of the Company’s acquisition and the right to acquire H Street for the price paid by the Company. On September 12, 2005, the Company filed a complaint against each of these corporations and their acting directors seeking a restoration of H Street’s full shareholder rights and damages. These legal actions are currently in the discovery stage. The Company believes that the actions filed against the Company are without merit and that it will ultimately be successful in defending against them.

 

51



 

ITEM 4.                             SUBMISSION OF MATTERS TO A VOTE OF SECURITY HOLDERS

 

No matters were submitted to a vote of security holders during the fourth quarter of the year ended December 31, 2005.

 

EXECUTIVE OFFICERS OF THE REGISTRANT

 

The following is a list of the names, ages, principal occupations and positions with Vornado of the executive officers of Vornado and the positions held by such officers during the past five years. All executive officers of Vornado have terms of office that run until the next succeeding meeting of the Board of Trustees of Vornado following the Annual Meeting of Shareholders unless they are removed sooner by the Board.

 

Name

 

Age

 

PRINCIPAL OCCUPATION, POSITION AND OFFICE (current and
during past five years with Vornado unless otherwise stated)

Steven Roth

 

64

 

Chairman of the Board, Chief Executive Officer and Chairman of the Executive Committee of the Board; the Managing General Partner of Interstate Properties, an owner of shopping centers and an investor in securities and partnerships; Chief Executive Officer of Alexander’s, Inc. since March 1995, a Director since 1989, and Chairman since May 2004.

 

 

 

 

 

Michael D. Fascitelli

 

49

 

President and a Trustee since December 1996; President of Alexander’s Inc. since August 2000 and Director since December 1996; Partner at Goldman, Sachs & Co. in charge of its real estate practice from December 1992 to December 1996; and Vice President at Goldman, Sachs & Co., prior to December 1992.

 

 

 

 

 

Michelle Felman

 

43

 

Executive Vice President—Acquisitions since September 2000; Independent Consultant to Vornado from October 1997 to September 2000; Managing Director-Global Acquisitions and Business Development of GE Capital from 1991 to July 1997.

 

 

 

 

 

David R. Greenbaum

 

54

 

President of the New York City Office Division since April 1997 (date of the Company’s acquisition); President of Mendik Realty (the predecessor to the New York City Office Properties Division) from 1990 until April 1997.

 

 

 

 

 

Christopher Kennedy

 

42

 

President of the Merchandise Mart Division since September 2000; Executive Vice President of the Merchandise Mart Division from April 1998 to September 2000; Executive Vice President of Merchandise Mart Properties, Inc. from 1994 to April 1998.

 

 

 

 

 

Joseph Macnow

 

60

 

Executive Vice President—Finance and Administration since January 1998 and Chief Financial Officer since March 2001; Vice President and Chief Financial Officer of the Company from 1985 to January 1998; Executive Vice President and Chief Financial Officer of Alexander’s, Inc. since August 1995.

 

 

 

 

 

Sandeep Mathrani

 

43

 

Executive Vice President—Retail Real Estate since March 2002; Executive Vice President, Forest City Ratner from 1994 to February 2002.

 

 

 

 

 

Mitchell N. Schear

 

47

 

President of Charles E. Smith Commercial Realty since April 2003; President of Kaempfer Company from 1998 to April 2003 (date acquired by the Company).

 

 

 

 

 

Wendy Silverstein

 

45

 

Executive Vice President—Capital Markets since April 1998; Senior Credit Officer of Citicorp Real Estate and Citibank, N.A. from 1986 to 1998.

 

 

 

 

 

Robert H. Smith

 

77

 

Chairman of Charles E. Smith Commercial Realty since January 2002 (date acquired by the Company); Co-Chief Executive Officer and Co-Chairman of the Board of Charles E. Smith Commercial Realty L.P. (the predecessor to Charles E. Smith Commercial Realty) prior to January 2002.

 

52



 

PART II

 

ITEM 5.

 

MARKET FOR THE REGISTRANT’S COMMON EQUITY. RELATED SHAREHOLDER MATTERS AND ISSUER PURCHASES OF EQUITY SECURITIES

 

Vornado’s common shares are traded on the New York Stock Exchange under the symbol “VNO.”

 

Quarterly closing price ranges of the common shares and dividends paid per share for the years ended December 31, 2005 and 2004 were as follows:

 

 

 

Year Ended
December 31, 2005

 

Year Ended
December 31, 2004

 

Quarter

 

High

 

Low

 

Dividends

 

High

 

Low

 

Dividends

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

1st

 

$

76.00

 

$

68.70

 

$

.81

(1)

$

60.48

 

$

53.16

 

$

.87

(3)

2nd

 

81.25

 

69.43

 

.76

 

60.87

 

48.09

 

.71

 

3rd

 

88.64

 

81.48

 

.76

 

65.30

 

57.06

 

.71

 

4th

 

87.75

 

78.17

 

1.57

(2)

76.40

 

64.05

 

.76

 

 


(1)          Comprised of a regular quarterly dividend of $.76 per share and a special capital gain dividend of $.05 per share.

(2)          Comprised of a regular quarterly dividend of $.80 per share and a special capital gain dividend of $.77 per share.

(3)          Comprised of a regular quarterly dividend of $.71 per share and a special capital gain dividend of $.16 per share.

 

On February 1, 2006, there were 1,582 holders of record of the Company’s common shares.

 

Recent Sales of Unregistered Securities

 

During 2005 the Company issued 127,991 common shares upon the redemption of Class A units of the Operating Partnership held by persons who received units in private placements in earlier periods in exchange for their interests in limited partnerships that owned real estate. The common shares were issued without registration under the Securities Act of 1933 in reliance on Section 4 (2) of that Act.

 

Information relating to compensation plans under which equity securities of the Company are authorized for issuance is set forth under Part III, Item 12 of this annual report on Form 10-K and such information is incorporated herein by reference.

 

Recent Purchases of Equity Securities

 

During the fourth quarter of 2005, the Company did not repurchase any of its equity securities.

 

53



 

ITEM 6.                             SELECTED FINANCIAL DATA:

 

 

 

Year Ended December 31,

 

(in thousands, except share and per share amounts)

 

2005 (1)

 

2004 (1)

 

2003

 

2002 (2)

 

2001

 

 

 

 

 

 

 

 

 

 

 

 

 

Operating Data:

 

 

 

 

 

 

 

 

 

 

 

Revenues:

 

 

 

 

 

 

 

 

 

 

 

Property rentals

 

$

1,396,776

 

$

1,349,563

 

$

1,260,841

 

$

1,209,755

 

$

813,089

 

Tenant expense reimbursements

 

209,036

 

191,245

 

179,214

 

154,766

 

129,013

 

Temperature Controlled Logistics

 

846,881

 

87,428

 

 

 

 

Fee and other income

 

94,935

 

84,477

 

62,795

 

27,718

 

10,059

 

 

 

 

 

 

 

 

 

 

 

 

 

Total Revenues

 

2,547,628

 

1,712,713

 

1,502,850

 

1,392,239

 

952,161

 

Expenses:

 

 

 

 

 

 

 

 

 

 

 

Operating

 

1,305,027

 

681,556

 

583,038

 

519,345

 

385,449

 

Depreciation and amortization

 

334,961

 

244,020

 

214,623

 

198,601

 

120,614

 

General and administrative

 

183,001

 

145,229

 

121,879

 

100,050

 

71,716

 

Amortization of officer’s deferred compensation expense

 

 

 

 

27,500

 

 

Costs of acquisitions and development not consummated

 

 

1,475

 

 

6,874

 

5,223

 

Total Expenses

 

1,822,989

 

1,072,280

 

919,540

 

852,370

 

583,002

 

Operating Income

 

724,639

 

640,433

 

583,310

 

539,869

 

369,159

 

Income applicable to Alexander’s

 

59,022

 

8,580

 

15,574

 

29,653

 

25,718

 

Loss applicable to Toys ‘R’ Us

 

(40,496

)

 

 

 

 

Income from partially-owned entities

 

36,165

 

43,381

 

67,901

 

44,458

 

80,612

 

Interest and other investment income

 

167,225

 

203,998

 

25,401

 

31,685

 

54,385

 

Interest and debt expense

 

(340,751

)

(242,955

)

(230,064

)

(234,113

)

(167,430

)

Net gain (loss) on disposition of wholly-owned and partially-owned assets other than depreciable real estate

 

39,042

 

19,775

 

2,343

 

(17,471

)

(8,070

)

Minority interest of partially-owned entities

 

(3,808

)

(109

)

(1,089

)

(3,534

)

(2,520

)

Income from continuing operations

 

641,038

 

673,103

 

463,376

 

390,547

 

351,854

 

Income from discontinued operations

 

32,440

 

77,013

 

175,175

 

9,884

 

25,837

 

Cumulative effect of change in accounting principle

 

 

 

 

(30,129

)

(4,110

)

Income before allocation to limited partners’

 

673,478

 

750,116

 

638,551

 

370,302

 

373,581

 

Perpetual preferred unit distributions of the Operating Partnership

 

(67,119

)

(69,108

)

(72,716

)

(72,500

)

(70,705

)

Minority limited partners’ interest in the Operating Partnership

 

(66,755

)

(88,091

)

(105,132

)

(64,899

)

(39,138

)

Net income

 

539,604

 

592,917

 

460,703

 

232,903

 

263,738

 

Preferred share dividends

 

(46,501

)

(21,920

)

(20,815

)

(23,167

)

(36,505

)

 

 

 

 

 

 

 

 

 

 

 

 

Net income applicable to common shares

 

$

493,103

 

$

570,997

 

$

439,888

 

$

209,736

 

$

227,233

 

 

 

 

 

 

 

 

 

 

 

 

 

Income from continuing operations - basic

 

$

3.45

 

$

3.95

 

$

2.36

 

$

2.17

 

$

2.31

 

Income from continuing operations - diluted

 

$

3.27

 

$

3.77

 

$

2.30

 

$

2.09

 

$

2.23

 

Income per share–basic

 

$

3.69

 

$

4.56

 

$

3.92

 

$

1.98

 

$

2.55

 

Income per share–diluted

 

$

3.50

 

$

4.35

 

$

3.80

 

$

1.91

 

$

2.47

 

Cash dividends declared for common shares

 

$

3.85

 

$

3.05

 

$

2.91

 

$

2.66

 

$

2.63

 

 

 

 

 

 

 

 

 

 

 

 

 

Balance Sheet Data:

 

 

 

 

 

 

 

 

 

 

 

Total assets

 

$

13,637,163

 

$

11,580,517

 

$

9,518,928

 

$

9,018,179

 

$

6,777,343

 

Real estate, at cost

 

11,448,566

 

9,756,241

 

7,667,358

 

7,255,051

 

4,426,560

 

Accumulated depreciation

 

1,672,548

 

1,407,644

 

869,440

 

702,686

 

485,447

 

Debt

 

6,254,883

 

4,951,323

 

4,054,427

 

4,088,374

 

2,477,173

 

Shareholders’ equity

 

5,263,510

 

4,012,741

 

3,077,573

 

2,627,356

 

2,570,372

 

 


See notes on the following page.

 

54



 

 

 

Year Ended December 31,

 

(Amounts in thousands)

 

2005 (1)

 

2004 (1)

 

2003

 

2002 (2)

 

2001

 

Other Data:

 

 

 

 

 

 

 

 

 

 

 

Funds From Operations (“FFO”) (3):

 

 

 

 

 

 

 

 

 

 

 

Net income

 

$

539,604

 

$

592,917

 

$

460,703

 

$

232,903

 

$

263,738

 

Cumulative effect of change in accounting principle

 

 

 

 

30,129

 

4,110

 

Depreciation and amortization of real property

 

276,921

 

228,298

 

208,624

 

195,808

 

119,568

 

Net gains on sale of real estate

 

(31,614

)

(75,755

)

(161,789

)

 

(12,445

)

Net gain from insurance settlement and condemnation proceedings

 

 

 

 

 

(3,050

)

Proportionate share of adjustments to equity in net income of partially-owned entities to arrive at FFO:

 

 

 

 

 

 

 

 

 

 

 

Depreciation and amortization of real property

 

42,052

 

49,440

 

54,762

 

51,881

 

65,588

 

Net gains on sale of real estate

 

(2,918

)

(3,048

)

(6,733

)

(3,431

)

(6,298

)

Income tax effect of Toys “R” Us adjustments included above

 

(4,613

)

 

 

 

 

Minority limited partner’s share of above adjustments

 

(31,990

)

(27,991

)

(20,080

)

(50,498

)

(19,679

)

FFO

 

787,442

 

763,861

 

535,487

 

456,792

 

411,532

 

Preferred dividends

 

(46,501

)

(21,920

)

(20,815

)

(23,167

)

(36,505

)

FFO applicable to common shares

 

740,941

 

741,941

 

514,672

 

433,625

 

375,027

 

Interest on exchangeable senior debentures

 

15,335

 

 

 

 

 

Series A convertible preferred dividends

 

943

 

1,068

 

3,570

 

6,150

 

19,505

 

Series B-1 and B-2 convertible preferred unit distributions

 

 

4,710

 

 

 

 

Series E-1 convertible preferred unit distributions

 

 

1,581

 

 

 

 

Series F-1 convertible preferred unit distributions

 

 

743

 

 

 

 

FFO applicable to common shares plus assumed conversions (1)

 

$

757,219

 

$

750,043

 

$

518,242

 

$

439,775

 

$

394,532

 

 


(1)        Operating results for the years ended December 31, 2005 and 2004 reflect the consolidation of the Company’s investment in Americold Realty Trust beginning on November 18, 2004. Previously, this investment was accounted for on the equity method.

 

(2)        Operating results for the year ended December 31, 2002, reflect the Company’s January 1, 2002 acquisition of the remaining 66% of Charles E. Smith Commercial Realty L.P. (“CESCR”) and the resulting consolidation of CESCR’s operations.

 

(3)        FFO is computed in accordance with the definition adopted by the Board of Governors of the National Association of Real Estate Investment Trusts (“NAREIT”). NAREIT defines FFO as net income or loss determined in accordance with Generally Accepted Accounting Principles (“GAAP”), excluding extraordinary items as defined under GAAP and gains or losses from sales of previously depreciated operating real estate assets, plus specified non-cash items, such as real estate asset depreciation and amortization, and after adjustments for unconsolidated partnerships and joint ventures. FFO is used by management, investors and industry analysts as a supplemental measure of operating performance of equity REITs. FFO should be evaluated along with GAAP net income (the most directly comparable GAAP measure), as well as cash flow from operating activities, investing activities and financing activities, in evaluating the operating performance of equity REITs. Management believes that FFO is helpful to investors as a supplemental performance measure because this measure excludes the effect of depreciation, amortization and gains or losses from sales of real estate, all of which are based on historical costs which implicitly assumes that the value of real estate diminishes predictably over time. Since real estate values instead have historically risen or fallen with market conditions, this non-GAAP measure can facilitate comparisons of operating performance between periods and among other equity REITs. FFO does not represent cash generated from operating activities in accordance with GAAP and is not necessarily indicative of cash available to fund cash needs as disclosed in the Company’s Statements of Cash Flows. FFO should not be considered as an alternative to net income as an indicator of the Company’s operating performance or as an alternative to cash flows as a measure of liquidity.

 

 

55



 

ITEM 7.

 

MANAGEMENT’S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS

 

 

Page

Overview

57

Overview – Leasing Activity

67

Critical Accounting Policies

70

Results of Operations:

 

Years Ended December 31, 2005 and 2004

78

Years Ended December 31, 2004 and 2003

87

Supplemental Information:

 

Summary of Net Income and EBITDA for the Three Months Ended December 31, 2005 and 2004

96

Changes by segment in EBITDA for the Three Months Ended December 31, 2005 and 2004

99

Changes by segment in EBITDA for the Three Months Ended December 31, 2005 as compared to September 30, 2005

100

Americold Realty Trust Proforma Net Income and EBITDA for the Three Months and Years Ended December 31, 2005 and 2004

101

Related Party Transactions

102

Liquidity and Capital Resources

105

Certain Future Cash Requirements

105

Financing Activities and Contractual Obligations

106

Cash Flows for the Year Ended December 31, 2005

108

Cash Flows for the Year Ended December 31, 2004

109

Cash Flows for the Year Ended December 31, 2003

111

Funds From Operations for the Years Ended December 31, 2005 and 2004

113

 

56



 

Overview

 

The Company owns and operates office, retail and showroom properties with large concentrations of office and retail properties in the New York City metropolitan area and in the Washington, D.C. and Northern Virginia area. In addition, the Company has a 47.6% interest in an entity that owns and operates 85 cold storage warehouses nationwide and a 32.95% interest in Toys “R” Us, Inc. (“Toys”) which has a significant real estate component, as well as other real estate and related investments.

 

The Company’s business objective is to maximize shareholder value. The Company measures its success in meeting this objective by the total return to its shareholders. Below is a table comparing the Company’s performance to the Morgan Stanley REIT Index (“RMS”) for the following periods ending December 31, 2005:

 

 

 

Total Return (1)

 

 

 

Vornado

 

RMS

 

One-year

 

14.8

%

12.1

%

Three-years

 

157.3

%

101.6

%

Five-years

 

184.6

%

135.8

%

Ten-years

 

638.2

%

282.1

%(2)

 


(1)          Past performance is not necessarily indicative of how the Company will perform in the future.

(2)          From inception on July 25, 1995

 

The Company intends to achieve its business objective by continuing to pursue its investment philosophy and executing its operating strategies through:

 

                  Maintaining a superior team of operating and investment professionals and an entrepreneurial spirit;

                  Investing in properties in select markets, such as New York City and Washington, D.C., where we believe there is high likelihood of capital appreciation;

                  Acquiring quality properties at a discount to replacement cost and where there is a significant potential for higher rents;

                  Investing in retail properties in select under-stored locations such as the New York City metropolitan area;

                  Investing in fully-integrated operating companies that have a significant real estate component;

                  Developing and redeveloping our existing properties to increase returns and maximize value; and

                  Providing specialty financing to real estate related companies.

 

The Company competes with a large number of real estate property owners and developers. Principal factors of competition are rent charged, attractiveness of location and quality and breadth of services provided. The Company’s success depends upon, among other factors, trends of the national and local economies, financial condition and operating results of current and prospective tenants and customers, availability and cost of capital, construction and renovation costs, taxes, governmental regulations, legislation and population trends. Economic growth has been fostered, in part, by low interest rates, Federal tax cuts, and increases in government spending. To the extent economic growth stalls, the Company may experience lower occupancy rates which may lead to lower initial rental rates, higher leasing costs and a corresponding decrease in net income, funds from operations and cash flow. Alternatively, if economic growth is sustained, the Company may experience higher occupancy rates leading to higher initial rents and higher interest rates causing an increase in the Company’s weighted average cost of capital and a corresponding effect on net income, funds from operations and cash flow. The Company’s net income and funds from operations will also be affected by the seasonality of the Toys’ business and competition from discount and mass merchandisers.

 

2005 Acquisitions and Investments

 

On March 5, 2005, the Company acquired a 50% interest in a venture that owns Beverly Connection, a two-level urban shopping center, containing 322,000 square feet, located in Los Angeles, California for $10,700,000 in cash. The Company also provided the venture with a $59,500,000 first mortgage loan which bore interest at 10% through its scheduled maturity in February 2006 and $35,000,000 of preferred equity yielding 13.5% for up to a three-year term, which is subordinate to $37,200,000 of other preferred equity and debt. On February 11, 2006, $35,000,000 of the Company’s loan to the venture was converted to additional preferred equity on the same terms as the Company’s existing preferred equity. The balance of the loan of $24,500,000 was extended to April 11, 2006 and bears interest at 10%. The shopping center is anchored by CompUSA, Old Navy and Sports Chalet. The venture is redeveloping the existing retail and plans, subject to governmental approvals, to develop residential condominiums and assisted living facilities. This investment is accounted for under the equity method of accounting. The Company records its pro rata share of net income or loss in Beverly Connection on a one-month lag basis as the Company files its consolidated financial statements on Form 10-K and 10-Q prior to the time the venture reports its earnings.

 

57



 

Overview - - continued

 

On May 20, 2005, the Company acquired the retail condominium of the former Westbury Hotel in Manhattan, consisting of the entire block front on Madison Avenue between 69th Street and 70th Street, for $113,000,000 in cash. Simultaneously with the closing, the Company placed an $80,000,000 mortgage loan on the property bearing interest at 5.292% and maturing in 2018. The property contains approximately 17,000 square feet and is fully occupied by luxury retailers, Cartier, Chloe and Gucci under leases that expire in 2018.    The operations of this asset are consolidated into the accounts of the Company from the date of acquisition.

 

On June 13, 2005, the Company acquired the 90% that it did not already own of the Bowen Building, a 231,000 square foot class A office building located at 875 15th Street N.W. in the Central Business District of Washington, D.C. The purchase price was $119,000,000, consisting of $63,000,000 in cash and $56,000,000 of existing mortgage debt, which bears interest at LIBOR plus 1.5%, (5.66% as of December 31, 2005) and is due in February 2007. The operations of the Bowen Building are consolidated into the accounts of the Company from the date of acquisition.

 

On July 25, 2005, the Company acquired a property located at Madison Avenue and East 66th Street in Manhattan for $158,000,000 in cash. The property contains 37 rental apartments with an aggregate of 85,000 square feet, and 10,000 square feet of retail space. The operations of East 66th Street are consolidated into the accounts of the Company from the date of acquisition. The rental apartment operations are included in the Company’s Other segment and the retail operations are included in the Retail Properties segment.

 

On August 26, 2005, a joint venture in which the Company has a 90% interest acquired a property located at 220 Central Park South in Manhattan for $136,550,000. The Company and its partner invested cash of $43,400,000 and $4,800,000, respectively, in the venture to acquire the property. The venture obtained a $95,000,000 mortgage loan which bears interest at LIBOR plus 3.50% (8.04% as of December 31, 2005) and matures in August 2006, with two six-month extensions. The property contains 122 rental apartments with an aggregate of 133,000 square feet and 5,700 square feet of commercial space. The operations of 220 Central Park South are consolidated into the accounts of the Company from the date of acquisition.

 

On December 20, 2005, the Company acquired a 46% partnership interest in, and became co-general partner of, partnerships that own a complex in Rosslyn, Virginia, containing four office buildings with an aggregate of 714,000 square feet and two apartment buildings containing 195 rental units. The consideration for the acquisition consisted of 734,486 newly issued Vornado Realty L.P. partnership units (valued at $61,814,000) and $27,300,000 of its pro-rata share of existing debt. Of the partnership interest acquired, 19% was from Robert H. Smith and Robert P. Kogod, trustees of Vornado, and their family members, representing all of their interest in the partnership. This investment is accounted for under the equity method of accounting.

 

On December 27, 2005, the Company acquired the Broadway Mall, located on Route 106 in Hicksville, Long Island, New York, for $152,500,000, consisting of $57,600,000 in cash and $94,900,000 of existing mortgage debt. The mall contains 1.2 million square feet, of which 1.0 million is owned by the Company, and is anchored by Macy’s, Ikea, Multiplex Cinemas and Target. The operations of the Broadway Mall are consolidated into the accounts of the Company from the date of acquisition.

 

On December 27, 2005, the Company acquired the 95% interest that it did not already own in the Warner Building, a 560,000 square foot class A office building located at 1299 Pennsylvania Avenue three blocks from the White House. The purchase price was approximately $319,000,000, consisting of $170,000,000 in cash and $149,000,000 of existing mortgage and other debt. The operations of the Warner Building are consolidated into the accounts of the Company from the date of acquisition.

 

58



 

Overview – continued

 

On December 28, 2005, the Company acquired the Boston Design Center, which contains 552,500 square feet and is located in South Boston for $96,000,000, consisting of $24,000,000 in cash and $72,000,000 of existing mortgage debt. The operations of the Boston Design Center are consolidated into the accounts of the Company from the date of acquisition.

 

On January 31, 2006, the Company closed on an option to purchase the 1.4 million square foot Springfield Mall which is located on 79 acres at the intersection of Interstate 95 and Franconia Road in Springfield, Fairfax County, Virginia, and is anchored by Macy’s, and J.C. Penney and Target, who own their stores aggregating 389,000 square feet. The purchase price for the option was $35,600,000, of which the Company paid $14,000,000 in cash at closing and the remainder of $21,600,000 will be paid in installments over four years. The Company intends to redevelop, reposition and re-tenant the mall and has committed to spend $25,000,000 in capital expenditures over a six-year period from the closing of the option agreement. The option becomes exercisable upon the passing of one of the existing principals of the selling entity and may be deferred at the Company’s election through November 2012. Upon exercise of the option, the Company will pay $80,000,000 to acquire the mall, subject to the existing mortgage of $180,000,000, which will be amortized to $149,000,000 at maturity in 2013. Upon closing of the option on January 31, 2006, the Company acquired effective control of the mall, including management of the mall and right to the mall’s net cash flow. Accordingly, the Company will consolidate the accounts of the mall into its financial position and results of operations pursuant to the provisions of FIN 46R. The Company has a 2.5% minority partner in this transaction.

 

Investment in H Street Building Corporation (“H Street”)

 

On July 20, 2005, the Company acquired H Street, which owns directly or indirectly through stock ownership in corporations, a 50% interest in real estate assets located in Pentagon City, Virginia, including 34 acres of land leased to various residential and retail operators, a 1,670 unit apartment complex, 10 acres of land and two office buildings located in Washington, DC containing 577,000 square feet. The purchase price was approximately $246,600,000, consisting of $194,500,000 in cash and $52,100,000 for the Company’s pro rata share of existing mortgage debt. The operations of H Street are consolidated into the accounts of the Company from the date of acquisition.

 

On July 22, 2005, two corporations owned 50% by H Street filed a complaint against the Company, H Street and three parties affiliated with the sellers of H Street in the Superior Court of the District of Columbia alleging that the Company encouraged H Street and the affiliated parties to breach their fiduciary duties to these corporations and interfered with prospective business and contractual relationships. The complaint seeks an unspecified amount of damages and a rescission of the Company’s acquisition of H Street. In addition, on July 29, 2005, a tenant under a ground lease with one of these corporations brought a separate suit in the Superior Court of the District of Columbia, alleging, among other things, that the Company’s acquisition of H Street violated a provision giving them a right of first offer and on that basis seeks a rescission of the Company’s acquisition and the right to acquire H Street for the price paid by the Company. On September 12, 2005, the Company filed a complaint against each of these corporations and their acting directors seeking a restoration of H Street’s full shareholder rights and damages. These legal actions are currently in the discovery stage. In connection with these legal actions, the Company has accrued legal fees of $2,134,000 in the fourth quarter of 2005, which are included in general and administrative expenses on the consolidated statement of income. The Company believes that the actions filed against the Company are without merit and that it will ultimately be successful in defending against them.

 

Because of the legal actions described above, the Company has not been granted access to the financial information of these two corporations and accordingly has not recorded its share of their net income or loss or disclosed its pro rata share of their outstanding debt in the accompanying consolidated financial statements.

 

59



 

Investment in Toys “R” Us (“Toys”)

 

On July 21, 2005, a joint venture owned equally by the Company, Bain Capital and Kohlberg Kravis Roberts & Co. acquired Toys for $26.75 per share in cash or approximately $6.6 billion. In connection therewith, the Company invested $428,000,000 of the $1.3 billion of equity in the venture, consisting of $407,000,000 in cash and $21,000,000 in Toys common shares held by the Company. This investment is accounted for under the equity method of accounting.

 

The business of Toys is highly seasonal. Historically, Toys fourth quarter net income accounts for more than 80% of its fiscal year net income. Because Toys’ fiscal year ends on the Saturday nearest January 31, the Company records its 32.95% share of Toys net income or loss on a one-quarter lag basis. Accordingly, the Company will record its share of Toys fourth quarter net income in its first quarter of 2006. Equity in net loss from Toys for the period from July 21, 2005 (date of acquisition) through December 31, 2005 was $40,496,000, which consisted of (i) the Company’s $1,977,000 share of Toys net loss in Toys’ second quarter ended July 30, 2005 for the period from July 21, 2005 (date of acquisition) through July 30, 2005, (ii) the Company’s $44,812,000 share of Toys net loss in Toys’ third quarter ended October 29, 2005, partially offset by, (iii) $5,043,000 of interest income on the Company’s senior unsecured bridge loan described below and (iv) $1,250,000 of management fees.

 

On August 29, 2005, the Company acquired $150,000,000 of the $1.9 billion one-year senior unsecured bridge loan financing provided to Toys. The loan is senior to the acquisition equity of $1.3 billion and $1.6 billion of existing debt. The loan bears interest at LIBOR plus 5.25% (9.43% as of December 31, 2005) not to exceed 11% and provides for an initial .375% placement fee and additional fees of .375% at the end of three and six months if the loan has not been repaid. The loan is prepayable at any time without penalty. On December 9, 2005, $73,184,000 of this loan was repaid to the Company.

 

On January 9, 2006, Toys announced plans and is in the process of closing 87 Toys “R” Us stores in the United States, of which twelve stores will be converted into Babies “R” Us stores, five leased properties are expiring and one has been sold. Vornado is handling the leasing and disposition of the real estate of the remaining 69 stores. As a result of the store-closing program, Toys will incur restructuring and other charges aggregating approximately $155,000,000 before tax, which includes $45,000,000 for the cost of liquidating the inventory. Of this amount, approximately $99,000,000 will be recorded in Toys’ fourth quarter ending January 28, 2006 and $56,000,000 will be recorded in the first quarter of their next fiscal year. These estimated amounts are preliminary and remain subject to change. The Company’s 32.95% share of the $155,000,000 charge is $51,000,000, of which $36,000,000 will have no income statement effect as a result of purchase price accounting and the remaining portion relating to the cost of liquidating the inventory of approximately $9,000,000 after-tax, will be recorded as an expense in the first quarter of 2006.

 

The unaudited pro forma information set forth below presents the condensed consolidated statements of income for the Company for the three months and years ended December 31, 2005 and 2004 (including Toys’ results for the three and twelve months ended October 29, 2005 and October 30, 2004, respectively) as if the above transactions had occurred on November 1, 2003.        The unaudited pro forma information below is not necessarily indicative of what the Company’s actual results would have been had the Toys transactions been consummated on November 1, 2003, nor does it represent the results of operations for any future periods. In management’s opinion, all adjustments necessary to reflect these transactions have been made.

 

Pro Forma Condensed Consolidated

 

For the Year Ended
December 31,

 

For The Three Months Ended
December 31,

 

Statements of Income

 

Pro Forma

 

Pro Forma

 

Actual

 

Pro Forma

 

(in thousands, except per share amounts)

 

2005

 

2004

 

2005

 

2004

 

Revenues

 

$

2,547,628

 

$

1,712,713

 

$

697,219

 

$

505,977

 

Income before allocation to limited partners

 

$

620,759

 

$

717,891

 

$

138,415

 

$

262,255

 

Minority limited partners’ interest in the Operating Partnership

 

(64,686

)

(84,063

)

(12,243

)

(29,180

)

Perpetual preferred unit distributions of the Operating Partnership

 

(67,119

)

(69,108

)

(6,211

)

(17,388

)

Net income

 

488,954

 

564,720

 

119,961

 

215,687

 

Preferred share dividends

 

(46,501

)

(21,920

)

(14,211

)

(6,351

)

Net income applicable to common shares

 

$

442,453

 

$

542,800

 

$

105,750

 

$

209,336

 

Net income per common share – basic

 

$

3.31

 

$

4.33

 

$

0.75

 

$

1.65

 

Net income per common share – diluted

 

$

3.14

 

$

4.08

 

$

0.71

 

$

1.55

 

 

60



 

Overview – continued

 

Investment in Sears, Roebuck and Co. (“Sears”)

 

In July and August 2004, the Company acquired an aggregate of 1,176,600 common shares of Sears, Roebuck and Co. (“Sears”) for $41,945,000, an average price of $35.65 per share. On March 30, 2005, upon consummation of the merger between Sears and Kmart, the Company received 370,330 common shares of Sears Holdings Corporation (Nasdaq: SHLD) (“Sears Holdings”) and $21,797,000 of cash in exchange for its 1,176,600 Sears common shares. The Sears Holdings common shares were valued at $48,143,000, based on the March 30, 2005 closing share price of $130.00. As a result the Company recognized a net gain of $27,651,000, the difference between the aggregate cost basis in the Sears shares and the market value of the total consideration received of $69,940,000. On April 4, 2005, 99,393 of the Company’s Sears Holdings common shares with a value of $13,975,000 were utilized to satisfy a third-party participation. The remaining 270,937 Sears Holdings shares were sold in the fourth quarter of 2005 at a weighted average sales price of $125.83 per share, which resulted in a net loss on disposition of $1,137,000, based on the March 30, 2005 adjusted cost basis of $130.00 per share. The Company’s net gain on its investment in these Sears shares was $26,514,000.

 

In August and September 2004, the Company acquired an economic interest in an additional 7,916,900 Sears common shares through a series of privately negotiated transactions with a financial institution pursuant to which the Company purchased a call option and simultaneously sold a put option at the same strike price on Sears common shares. These call and put options had an initial weighted-average strike price of $39.82 per share, or an aggregate of $315,250,000, expire in April 2006 and provide for net cash settlement. Under these agreements, the strike price for each pair of options increases at an annual rate of LIBOR plus 45 basis points and is credited for the dividends received on the shares. The options provide the Company with the same economic gain or loss as if it had purchased the underlying common shares and borrowed the aggregate strike price at an annual rate of LIBOR plus 45 basis points. Because these options are derivatives and do not qualify for hedge accounting treatment, the gains or losses resulting from the mark-to-market of the options at the end of each reporting period are recognized as an increase or decrease in “interest and other investment income” on the Company’s consolidated statement of income.

 

On March 30, 2005, as a result of the merger between Sears and Kmart and pursuant to the terms of the contract, the Company’s derivative position representing 7,916,900 Sears common shares became a derivative position representing 2,491,819 common shares of Sears Holdings valued at $323,936,000 based on the then closing share price of $130.00 and $146,663,000 of cash. As a result, the Company recognized a net gain of $58,443,000 based on the fair value of the derivative position on March 30, 2005. During the fourth quarter of 2005, 402,660 of the common shares were sold at a weighted average sales price of $123.77 per share. In accordance with the derivative agreements, the proceeds from these sales will remain in the derivative position until the entire position is settled or until expiration in April 2006. Based on Sears Holdings’ closing share price on December 31, 2005 of $115.53, the remaining shares in the derivative position have a market value of $241,361,000, which together with cash of $196,499,000 aggregates $437,860,000. In the period from March 31, 2005 through December 31, 2005, the Company recorded an expense of $43,475,000 from the derivative position, which consists of (i) $30,230,000 from the mark-to-market of the remaining shares in the derivative based on Sears Holdings $115.53 closing share price on December 31, 2005, (ii) $2,509,000 for the net loss on the shares sold based on a weighted average sales price of $123.77 and (iii) $10,736,000 resulting primarily from the increase in the strike price at an annual rate of LIBOR plus 45 basis points.

 

The Company’s aggregate net income recognized on the owned shares and the derivative position from inception to December 31, 2005 was $124,266,000.

 

Investment in Sears Canada Inc. (“Sears Canada”)

 

In connection with the Company’s investment in Sears Holdings Corporation, the Company acquired 7,500,000 common shares of Sears Canada between February and September of 2005 for an aggregate cost of $143,737,000, or $19.16 per share. On December 16, 2005, Sears Canada paid a special dividend, of which Vornado’s share was $120,500,000. As a result, the Company recognized $22,885,000 of income in the fourth quarter of 2005 (in addition to the unrecognized gain of $53,870,000 discussed below) and paid a $.77 special cash dividend on December 30, 2005 to shareholders of record on December 27, 2005. The Company accounts for its investment in Sears Canada as a marketable equity security classified as available-for-sale. Accordingly, the common shares are marked-to-market on a quarterly basis through “Accumulated Other Comprehensive Income” on the balance sheet. At December 31, 2005, based on a closing share price of $15.47, the unrecognized gain in Accumulated Other Comprehensive Income is $53,870,000.

 

61



 

Overview – continued

 

Investment in McDonald’s Corporation (“McDonalds”) (NYSE: MCD)

 

In July 2005, the Company acquired an aggregate of 858,000 common shares of McDonalds for $25,346,000, an average price of $29.54 per share. These shares are recorded as marketable equity securities on the Company’s consolidated balance sheet and are classified as “available for sale.” Appreciation or depreciation in the fair market value of these shares is recorded as an increase or decrease in “accumulated other comprehensive income” in the shareholders’ equity section of the Company’s consolidated balance sheet and not recognized in income. At December 31, 2005, based on McDonalds’ closing stock price of $33.72 per share, $3,585,000 of appreciation in the value of these shares was included in “accumulated other comprehensive income.”

 

During the three months ended September 30, 2005, the Company acquired an economic interest in an additional 14,565,000 McDonalds common shares through a series of privately negotiated transactions with a financial institution pursuant to which the Company purchased a call option and simultaneously sold a put option at the same strike price on McDonalds’ common shares. These call and put options have an initial weighted-average strike price of $32.66 per share, or an aggregate of $475,692,000, expire on various dates between July 30, 2007 and September 10, 2007 and provide for net cash settlement. Under these agreements, the strike price for each pair of options increases at an annual rate of LIBOR plus 45 basis points (up to 95 basis points under certain circumstances) and is credited for the dividends received on the shares. The options provide the Company with the same economic gain or loss as if it had purchased the underlying common shares and borrowed the aggregate strike price at an annual rate of LIBOR plus 45 basis points. Because these options are derivatives and do not qualify for hedge accounting treatment, the gains or losses resulting from the mark-to-market of the options at the end of each reporting period are recognized as an increase or decrease in “interest and other investment income” on the Company’s consolidated statement of income. During the year ended December 31, 2005, the Company recorded net income of $17,254,000, comprised of (i) $15,239,000 from the mark-to-market of the options on December 31, 2005, based on McDonalds’ closing stock price of $33.72 per share, (ii) $9,759,000 of dividend income, partially offset by (iii) $7,744,000 for the increase in strike price resulting from the LIBOR charge.

 

Based on McDonalds’ most recent filing with the Securities and Exchange Commission, the Company’s aggregate investment in McDonalds represents 1.2% of McDonalds’ outstanding common shares.

 

Other 2005 Acquisitions

 

In addition to the acquisitions and investments described above, the Company made $281,500,000 of other acquisitions and investments during 2005, which are summarized below:

 

(Amounts in thousands)

 

Amount

 

Segment

 

Dune Capital L.P. (5.4% interest) (1)

 

$

50,000

 

Other

 

Wasserman Joint Venture (95% interest)

 

49,400

 

Other

 

692 Broadway, New York, NY

 

28,500

 

Retail

 

South Hills Mall, Poughkeepsie, NY

 

25,000

 

Retail

 

Rockville Town Center, Rockville, MD

 

24,800

 

Retail

 

211-217 Columbus Avenue, New York, NY

 

24,500

 

Retail

 

1750-1780 Gun Hill Road, Bronx, NY

 

18,000

 

Retail

 

TCG Urban Infrastructure Holdings Limited, India (25% interest)

 

16,700

 

Other

 

42 Thompson Street, New York, NY

 

16,500

 

Office

 

Verde Group LLC (5% interest)

 

15,000

 

Other

 

Other

 

13,100

 

Other

 

 

 

$

281,500

 

 

 

 


(1)          On May 31, 2005, the Company contributed $50,000 in cash to Dune Capital L.P., a limited partnership involved in corporate, real estate and asset-based investments. The Company’s investment represented a 3.5% limited partnership interest for the period from May 31, 2005 through September 30, 2005. On October 1, 2005, Dune Capital made a return of capital to one of its investors and the Company’s ownership interest was effectively increased to 5.4%. The Company initially accounted for this investment on the cost method based on its ownership interest on May 31, 2005. Subsequent to October 1, 2005, the Company accounts for its investment on the equity method on a one-quarter lag basis. Dune Capital’s financial statements are prepared on a market value basis and changes in value from one reporting period to the next are recognized in income. Accordingly, the Company’s share of Dune Capital’s net income or loss will reflect such changes in market value.

 

62



 

Overview – continued

 

2005 Dispositions

 

On April 21, 2005, the Company, through its 85% owned joint venture, sold 400 North LaSalle, a 452-unit high-rise residential tower in Chicago, Illinois, for $126,000,000, which resulted in a net gain on sale after closing costs of $31,614,000.

 

At June 30, 2005, the Company owned 3,972,447 common shares of Prime Group Realty Trust (“Prime”) with a carrying amount of $4.98 per share or an aggregate of $19,783,000. The investment was recorded as marketable securities on the Company’s consolidated balance sheet and classified as “available-for-sale”. On July 1, 2005, a third party completed its acquisition of Prime by acquiring all of Prime’s outstanding common shares and limited partnership units for $7.25 per share or unit. In connection therewith, the Company recognized a gain of $9,017,000, representing the difference between the purchase price and the Company’s carrying amount, which is reflected as a component of “net gains on disposition of wholly-owned and partially-owned assets other than depreciable real estate” in the Company’s consolidated statement of income for the year ended December 31, 2005.

 

On December 30, 2005, the Company sold its $3,050,000 senior preferred equity in 3700 Associates LLC, which owns 3700 Las Vegas Boulevard, a development land parcel, and recognized a net gain of $12,110,000. In addition, the purchaser repaid the Company’s $5,000,000 senior mezzanine loan to the venture.

 

2005 Mezzanine Loan Activity

 

On January 7, 2005, all of the outstanding General Motors Building loans aggregating $275,000,000 were repaid. In connection therewith, the Company received a $4,500,000 prepayment premium and $1,996,000 of accrued interest and fees through January 14, 2005, which is included in “interest and other income” on the Company’s consolidated statement of income for the year ended December 31, 2005.

 

On February 3, 2005, the Company made a $135,000,000 mezzanine loan to Riley Holdco Corp., an entity formed to complete the acquisition of LNR Property Corporation (NYSE: LNR). The terms of the financings are as follows: (i) $60,000,000 of a $325,000,000 mezzanine tranche of a $2,400,000,000 credit facility secured by certain equity interests and which is junior to $1,900,000,000 of the credit facility, bears interest at LIBOR plus 5.25% (9.64% as of December 31, 2005) and matures in February 2008 with two one-year extensions; and (ii) $75,000,000 of $400,000,000 of unsecured notes which are subordinate to the $2,400,000,000 credit facility and senior to over $700,000,000 of equity contributed to finance the acquisition. These notes mature in February 2015, provide for a 1.5% placement fee, and bear interest at 10% for the first five years and 11% for years six through ten.

 

On April 7, 2005, the Company made a $108,000,000 mezzanine loan secured by The Sheffield, a 684,500 square foot mixed-use residential property in Manhattan, containing 845 apartments, 109,000 square feet of office space and 6,900 square feet of retail space. The loan is subordinate to $378,500,000 of other debt, matures in April 2007 with a one-year extension, provides for a 1% placement fee, and bears interest at LIBOR plus 7.75% (12.14% at December 31, 2005).

 

On May 11, 2005, the Company’s $83,000,000 loan to Extended Stay America was repaid. In connection therewith, the Company received an $830,000 prepayment premium, which is included in “interest and other investment income” in the Company’s consolidated statement of income for the year ended December 31, 2005.

 

On December 7, 2005, the Company made a $42,000,000 mezzanine loan secured by The Manhattan House, a 780,000 square foot mixed-use residential property in Manhattan containing 583 apartments, 45,000 square feet of retail space and an underground parking garage. The loan is subordinate to $630,000,000 of other debt, matures in November 2007 with two one-year extensions and bears interest at LIBOR plus 6.25% (10.64% at December 31, 2005).

 

63



 

Overview – continued

 

2005 Financings

 

On January 19, 2005, the Company redeemed all of its 8.5% Series C Cumulative Redeemable Preferred Shares at their stated liquidation preference of $25.00 per share or $115,000,000. In addition, the Company redeemed a portion of the Series D-3 Perpetual Preferred Units of the Operating Partnership at their stated liquidation preference of $25.00 per unit or $80,000,000. The redemption amounts exceeded the carrying amounts by $6,052,000, representing the original issuance costs. Upon redemption, the Company wrote-off these issuance costs as a reduction to earnings.

 

On March 29, 2005, the Company completed a public offering of $500,000,000 principal amount of 3.875% exchangeable senior debentures due 2025 pursuant to an effective registration statement. The notes were sold at 98.0% of their principal amount. The net proceeds from this offering, after the underwriters’ discount were approximately $490,000,000. The debentures are exchangeable, under certain circumstances, for common shares of the Company at a current exchange rate of 11.062199 (initial exchange rate of 10.9589) common shares per $1,000 of principal amount of debentures. The initial exchange price of $91.25 represented a premium of 30% to the closing price for the Company’s common shares on March 22, 2005 of $70.25. The Company may elect to settle any exchange right in cash. The debentures permit the Company to increase its common dividend 5% per annum, cumulatively, without an increase to the exchange rate. The debentures are redeemable at the Company’s option beginning in 2012 for the principal amount plus accrued and unpaid interest. Holders of the debentures have the right to require the issuer to repurchase their debentures in 2012, 2015 and 2020 and in the event of a change in control. The net proceeds from the offering were used for working capital and to fund the acquisition of Toys.

 

On March 31, 2005, the Company completed a $225,000,000 refinancing of its 909 Third Avenue office building. The loan bears interest at a fixed rate of 5.64% and matures in April 2015. After repaying the existing floating rate loan and closing costs, the Company retained net proceeds of approximately $100,000,000, which were used for working capital.

 

On June 17, 2005, the Company completed a public offering of $112,500,000 6.75% Series H Cumulative Redeemable Preferred Shares, at a price of $25.00 per share, pursuant to an effective registration statement. The Company may redeem the Series H Preferred Shares at their stated liquidation preference of $25.00 per share after June 17, 2010. The Company used the net proceeds of the offering of $108,956,000, together with existing cash balances, to redeem the remaining $120,000,000 8.25% Series D-3 Perpetual Preferred Units and the $125,000,000 8.25% Series D-4 Perpetual Preferred Units on July 14, 2005 at stated their stated liquidation preference of $25.00 per unit. In conjunction with the redemptions, the Company wrote-off approximately $6,400,000 of issuance costs as a reduction to earnings in the third quarter of 2005.

 

On August 10, 2005, the Company completed a public offering of 9,000,000 common shares at a price of $86.75 per share, pursuant to an effective registration statement. The net proceeds after closing costs of $780,750,000 were used to fund acquisitions and investments and for working capital.

 

On August 23, 2005, the Company completed a public offering of $175,000,000 6.625% Series I Cumulative Redeemable Preferred Shares at a price of $25.00 per share, pursuant to an effective registration statement. The Company may redeem the Series I preferred shares at their stated liquidation preference of $25.00 per share after August 31, 2010. In addition, on August 31, 2005, the underwriters exercised their option and purchased $10,000,000 Series I preferred shares to cover over-allotments. On September 12, 2005, the Company sold an additional $85,000,000 Series I preferred shares at a price of $25.00 per share, in a public offering pursuant to an effective registration statement. Combined with the earlier sales, the Company sold a total of 10,800,000 Series I preferred shares for net proceeds of $262,898,000. The net proceeds were used primarily to redeem outstanding perpetual preferred units.

 

On September 12, 2005, the Company sold $100,000,000 of 6.75% Series D-14 Cumulative Redeemable Preferred Units to an institutional investor in a private placement. The perpetual preferred units may be called without penalty at the Company’s option commencing in September 2010. The proceeds were used primarily to redeem outstanding perpetual preferred units.

 

On September 19, 2005, the Company redeemed all of its 8.25% Series D-5 and D-7 Cumulative Redeemable Preferred Units at their stated liquidation preference of $25.00 per unit for an aggregate of $342,000,000. In conjunction with the redemptions, the Company wrote-off $9,642,000 of issuance costs as a reduction to earnings in the third quarter.

 

On December 12, 2005, the Company completed a $318,554,000 refinancing of its 888 Seventh Avenue office building. This interest only loan is at a fixed rate of 5.71% and matures on January 11, 2016. The Company realized net proceeds of approximately $204,448,000 after repaying the existing loan on the property and closing costs. The net proceeds were used primarily for working capital.

 

64



 

Overview – continued

 

On December 21, 2005, the Company completed a $93,000,000 refinancing of Reston Executive I, II and III. The loan bears interest at 5.57% and matures in 2012. The Company retained net proceeds of $22,050,000 after repaying the existing loan and closing costs.

 

On December 30, 2005, the Company redeemed the 8.25% Series D-6 and D-8 Cumulative Redeemable Preferred Units at their stated liquidation preference of $25.00 per unit for an aggregate of $30,000,000. In conjunction with these redemptions, the Company wrote-off $750,000 of issuance costs as a reduction to earnings in the fourth quarter.

 

On February 16, 2006, the Company completed a public offering of $250,000,000 principal amount of 5.60% senior unsecured notes due 2011 pursuant to an effective registration statement. The net proceeds from this offering, after underwriters’ discount, were $248,265,000 and will be used primarily for working capital.

 

Temperature Controlled Logistics

 

Prior to November 18, 2004, the Company owned a 60% interest in Vornado Crescent Portland Partnership (“VCPP”) which owned Americold Realty Trust (“Americold”). Americold owned 88 temperature controlled warehouses, all of which were leased to AmeriCold Logistics. On November 4, 2004, Americold purchased its tenant, AmeriCold Logistics, for $47,700,000 in cash. On November 18, 2004, the Company and its 40% partner, Crescent Real Estate Equities Company (“CEI”) collectively sold 20.7% of Americold’s common shares to The Yucaipa Companies (“Yucaipa”) for $145,000,000, which resulted in a gain, of which the Company’s share was $18,789,000. The sale price was based on a $1.450 billion valuation for Americold before debt and other obligations. Yucaipa is a private equity firm with significant expertise in the food distribution, logistics and retail industries. Upon closing of the sale to Yucaipa on November 18, 2004, Americold is owned 47.6% by the Company, 31.7% by CEI and 20.7% by Yucaipa.

 

 Pursuant to the sales agreement: (i) Yucaipa may be entitled to receive up to 20% of the increase in the value of Americold, realized through the sale of a portion of the Company’s and CEI’s interests in Americold subject to limitations, provided that Americold’s Threshold EBITDA, as defined, exceeds $133,500,000 at December 31, 2007; (ii) the annual asset management fee payable by CEI to the Company has been reduced from approximately $5,500,000 to $4,548,000, payable quarterly through October 30, 2027. CEI, at its option, may terminate the payment of this fee at any time after November 2009, by paying the Company a termination fee equal to the present value of the remaining payments through October 30, 2027, discounted at 10%. In addition, CEI is obligated to pay a pro rata portion of the termination fee to the extent it sells a portion of its equity interest in Americold; and (iii) VCPP was dissolved. The Company has the right to appoint three of the five members to Americold’s Board of Trustees. Consequently, the Company is deemed to exercise control over Americold and, on November 18, 2004, the Company began to consolidate the operations and financial position of Americold into its accounts and no longer accounts for its investment on the equity method.

 

Newkirk Master Limited Partnership and affiliates (“Newkirk MLP”)

 

On August 11, 2005 Newkirk MLP completed a $750,000,000 mortgage financing comprised of two separate loans. One loan, in the initial principal amount of $272,200,000 (the “T-2 loan”) is collateralized by contract right notes encumbering certain of Newkirk MLP’s properties. The other loan, in the initial principal amount of $477,800,000 is collateralized by Newkirk MLP’s properties, subject to the existing first and certain second mortgage loans on those properties. The new loans bear interest at LIBOR plus 1.75% (5.87% as of December 31, 2005) and mature in August 2008, with two one-year extension options. The loans are prepayable without penalty after August 2006. The proceeds of the new loans were used to repay approximately $708,737,000 of existing debt and accrued interest and $34,500,000 of prepayment penalties and closing costs. The Company’s $7,992,000 share of the losses on the early extinguishment of debt and write-off of the related deferred financing costs are included in the equity in net loss of Newkirk MLP in the year ended December 31, 2005.

 

On November 2, 2005, Newkirk Realty Trust, Inc. (NYSE: NKT) (“Newkirk REIT”) completed an initial public offering and in conjunction therewith acquired a controlling interest in Newkirk MLP and became its sole general partner. Prior to the public offering, the Company owned a 22.4% interest in Newkirk MLP. Subsequent to the offering, the Company owns approximately 15.8% of Newkirk MLP. The Company’s 10,186,991 partnership units in Newkirk MLP are exchangeable on a one-for-one basis into common shares of Newkirk REIT after an IPO blackout period that expires on November 7, 2006.

 

Upon completion of the initial public offering on November 2, 2005, Newkirk MLP acquired the contract right notes and assumed the obligations under the T-2 loan, which resulted in a net gain of $16,053,000 to the Company. In addition, on November 7, 2005, the Company transferred Newkirk MLP units to its partner to satisfy a promoted obligation, which resulted in an expense of $8,470,000 representing the book value of the units transferred.

 

65



 

Overview – continued

 

Investment in GMH Communities L.P.

 

On July 20, 2004, the Company committed to make up to a $159,000,000 convertible preferred investment in GMH Communities L.P. (“GMH”), a partnership focused on the student and military housing sectors. Distributions accrued on the full committed balance of the investment, whether or not drawn, from July 20, 2004, at a rate of 16.27%. In connection with this commitment, the Company received a placement fee of $3,200,000. The Company also purchased for $1,000,000, warrants to acquire GMH common equity. The warrants entitled the Company to acquire (i) 6,666,667 limited partnership units in GMH at an exercise price of $7.50 per unit and (ii) 5,496,724 limited partnership units at an exercise price of $9.10 per unit, through May 6, 2006 and are adjusted for dividends declared by GCT. The Company funded a total of $113,777,000 of the commitment as of November 3, 2004.

 

On November 3, 2004, GMH Communities Trust (NYSE: GCT) (“GCT”) closed its initial public offering (“IPO”) at a price of $12.00 per share. GCT is a real estate investment trust that conducts its business through GMH, of which it is the sole general partner. In connection with the IPO, (i) the $113,777,000 previously funded by the Company under the $159,000,000 commitment was repaid, together with accrued distributions of $13,381,000, (ii) the Company contributed its 90% interest in Campus Club Gainesville, which it acquired in 2000, in exchange for an additional 671,190 GMH limited partnership units and (iii) the Company exercised its first tranche of warrants to acquire 6,666,667 limited partnership units at a price of $7.50 per unit, or an aggregate of $50,000,000, which resulted in a gain of $29,500,000.

 

As of December 31, 2005, the Company owns 7,337,857 GMH partnership units (which are exchangeable on a one-for-one basis into common shares of GCT) and 700,000 common shares of GCT, which were acquired from GCT in October 2005 for $14.25 per share, and holds warrants to purchase 5,884,727 GMH limited partnership units or GCT common shares at a price of $8.50 per unit or share. The Company’s aggregate investment represents 11.3% of the limited partnership interest in GMH.

 

The Company accounts for its investment in the GMH partnership units and GCT common shares on the equity-method based on its percentage ownership interest and because Michael D. Fascitelli, the Company’s President, is a member of the Board of Trustees of GCT, effective August 10, 2005. The Company records its pro-rata share of GMH’s net income or loss on a one-quarter lag basis as the Company files its financial statements on Form 10-K and 10-Q prior to the time GMH files its financial statements.

 

The Company accounts for the warrants as derivative instruments that do not qualify for hedge accounting treatment. Accordingly, the gains or losses resulting from the mark-to-market of the warrants at the end of each reporting period are recognized as an increase or decrease in “interest and other investment income” on the Company’s consolidated statements of income. In the years ended December 31, 2005 and 2004, the Company recognized income of $14,079,000 and $24,190,000, respectively, from the mark-to-market of these warrants which were valued using a trinomial option pricing model based on GCT’s closing stock price on the NYSE of $15.51 and $14.10 per share on December 31, 2005 and 2004, respectively.

 

For Mr. Fascitelli’s service as a Director, on August 10, 2005 he received 4,034 restricted common shares of GCT at a price of $14.33 per share. These shares vest in equal installments over three years and are held by Mr. Fascitelli for the Company’s benefit.

 

66



 

Overview – continued

 

Leasing Activity

 

The following table summarizes, by business segment, the leasing statistics which the Company views as key performance indicators.

 

(Square feet and cubic feet in thousands)

 

 

 

Office

 

 

 

Merchandise Mart

 

Temperature

 

As of December 31, 2005:

 

New York
City

 

Washington
D.C. (2)

 

Retail

 

Office

 

Showroom

 

Controlled
Logistics

 

Square feet/cubic feet

 

12,972

 

16,569

 

17,727

 

3,100

 

6,290

 

17,311/437,200

 

Number of properties

 

20

 

91

 

111

 

10

 

10

 

85

 

Occupancy rate

 

96.0

%

91.2

%

95.6

%

97.0

%

94.7

%

81.7

%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Leasing Activity:

 

 

 

 

 

 

 

 

 

 

 

 

 

Year Ended December 31, 2005:

 

 

 

 

 

 

 

 

 

 

 

 

 

Square feet

 

1,270

 

2,659

 

864

 

273

 

1,150

 

 

Initial rent (1)

 

$

45.75

 

$

30.18

 

$

16.30

 

$

24.17

 

$

27.58

 

 

Weighted average lease terms (years)

 

7.9

 

5.6

 

9.2

 

8.1

 

5.4

 

 

Rent per square foot on relet space:

 

 

 

 

 

 

 

 

 

 

 

 

 

Square feet

 

947

 

1,639

 

463

 

199

 

1,150

 

 

Initial Rent (1)

 

$

44.26

 

$

30.07

 

$

19.42

 

$

24.78

 

$

27.58

 

 

Prior escalated rent

 

42.42

 

30.53

 

$

16.86

 

$

29.28

 

$

26.72

 

 

Percentage increase (decrease):

 

 

 

 

 

 

 

 

 

 

 

 

 

Cash basis

 

4.3

%

(1.5

)%

15.2

%

(15.4

)%

3.2

%

 

Straight-line basis

 

8.2

%

4.1

%

20.0

%

(0.8

)%

13.1

%

 

Rent per square foot on space previously vacant:

 

 

 

 

 

 

 

 

 

 

 

 

 

Square feet

 

323

 

1,020

 

401

 

74

 

 

 

Initial rent (1)

 

$

50.12

 

$

30.34

 

$

12.69

 

$

22.53

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Tenant improvements and leasing commissions:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Per square foot

 

$

30.98

 

$

9.17

 

$

8.04

 

$

50.41

 

$

8.30

 

 

Per square foot per annum

 

$

4.01

 

$

1.64

 

$

0.88

 

$

6.19

 

$

1.53

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Quarter ended December 31, 2005:

 

 

 

 

 

 

 

 

 

 

 

 

 

Square feet

 

274

 

629

 

390

 

36

 

194

 

 

Initial rent (1)

 

$

42.49

 

$

29.78

 

$

11.36

 

$

23.57

 

$

29.12

 

 

Weighted average lease terms (years)

 

8.6

 

5.8

 

9.8

 

7.6

 

5.2

 

 

Rent per square foot on relet space:

 

 

 

 

 

 

 

 

 

 

 

 

 

Square feet

 

247

 

396

 

184

 

36

 

194

 

 

Initial rent (1)

 

$

42.43

 

$

28.78

 

$

11.56

 

$

23.57

 

$

29.45

 

 

Prior escalated rent

 

$

41.90

 

$

30.87

 

$

9.93

 

$

25.26

 

$

29.38

 

 

Percentage increase (decrease):

 

 

 

 

 

 

 

 

 

 

 

 

 

Cash basis

 

1.3

%

(6.8

)%

16.4

%

(6.7

)%

0.2

%

 

Straight-line basis

 

4.5

%

(2.4

)%

21.3

%

37.3

%

7.0

%

 

Rent per square foot on space previously vacant:

 

 

 

 

 

 

 

 

 

 

 

 

 

Square feet

 

27

 

234

 

206

 

 

 

 

Initial rent (1)

 

$

43.04

 

$

31.47

 

$

11.18

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Tenant improvements and leasing commissions:

 

 

 

 

 

 

 

 

 

 

 

 

 

Per square foot

 

$

34.95

 

$

7.39

 

$

7.31

 

$

28.49

 

$

5.58

 

 

Per square foot per annum

 

$

4.06

 

$

1.27

 

$

0.75

 

$

3.77

 

$

1.07

 

 

 

In addition to the above, the New York City Office division leased the following retail space during the year ended December 31, 2005:

 

Square feet

 

40

 

 

 

 

 

 

 

 

 

 

 

Initial rent (1)

 

$

149.77

 

 

 

 

 

 

 

 

 

 

 

Percentage increase over prior escalated rent for space relet

 

183

%

 

 

 

 

 

 

 

 

 

 

 


See Notes on following page.

 

67



 

Overview – continued

 

 

 

Office

 

 

 

Merchandise Mart

 

Temperature

 

(Square feet and cubic feet in thousands)

 

New York
City

 

Washington
D.C.

 

Retail

 

Office

 

Showroom

 

Controlled
Logistics

 

As of December 31, 2004:

 

 

 

 

 

 

 

 

 

 

 

 

 

Square feet/cubic feet

 

12,989

 

14,216

 

14,210

 

3,261

 

5,589

 

17,563/443,700

 

Number of properties

 

19

 

67

 

94

 

9

 

9

 

88

 

Occupancy rate

 

95.5

%

91.5

%

93.9

%

96.5

%

97.6

%

76.9

%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Leasing Activity:

 

 

 

 

 

 

 

 

 

 

 

 

 

Year Ended December 31, 2004:

 

 

 

 

 

 

 

 

 

 

 

 

 

Square feet

 

1,502

 

2,824

 

1,021

 

569

 

1,038

 

 

Initial rent (1)

 

$

43.34

 

$

28.93

 

$

16.33

 

$

22.85

 

$

22.65

 

 

Weighted average lease terms (years)

 

9.4

 

6.1

 

8.0

 

12.1

 

5.2

 

 

Rent per square foot on relet space:

 

 

 

 

 

 

 

 

 

 

 

 

 

Square feet

 

1,074

 

2,030

 

682

 

323

 

1,038

 

 

Initial Rent (1)

 

$

42.54

 

$

29.38

 

$

16.64

 

$

22.92

 

$

22.65

 

 

Prior escalated rent

 

$

40.02

 

$

29.98

 

$

13.99

 

$

24.80

 

$

22.92

 

 

Percentage increase

 

6.3

%

(2.0

)%

18.9

%

(7.6

)%

(1.2

)%

 

Rent per square foot on space previously vacant:

 

 

 

 

 

 

 

 

 

 

 

 

 

Square feet

 

428

 

793

 

339

 

246

 

 

 

Initial rent (1)

 

$

45.35

 

$

27.77

 

$

15.71

 

$

22.76

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Tenant improvements and leasing commissions:

 

 

 

 

 

 

 

 

 

 

 

 

 

Per square foot

 

$

38.63

 

$

20.03

 

$

4.89

 

$

65.50

 

$

5.38

 

 

Per square foot per annum

 

$

4.10

 

$

3.28

 

$

0.61

 

$

5.42

 

$

1.04

 

 

 


(1)          Most leases include periodic step-ups in rent, which are not reflected in the initial rent per square foot leased.

(2)          Includes 574,000 square feet for Crystal Plazas Two, Three and Four which were taken out of service for redevelopment. Excludes the occupancy and leasing activity for these properties. See discussion of Crystal City PTO space below.

 

68



 

Overview – continued

 

U.S. Patent and Trademark Office (“PTO”) Space

 

The following table sets forth the Company’s original plan to re-lease the PTO space and the space leased through February 1, 2006.

 

 

 

Square Feet
(in thousands)

 

Period in which Rent Commences

 

Original Plan

 

Leasing
Activity

 

4Q 05

 

247

 

247

 

Q1 06 (as of February 1, 2006)

 

612

 

689

 

 

 

859

 

936

 

To be leased:

 

 

 

 

 

Q2 2006

 

404

 

 

 

Q3 2006

 

252

 

 

 

Q4 2006

 

98

 

 

 

Q1 2007

 

145

 

 

 

 

 

899

 

 

 

 

 

 

 

 

 

To be redeveloped (1)

 

181

 

 

 

 

 

 

 

 

 

Total

 

1,939

 

 

 

 


(1)   Crystal Plaza Two, a 13-story office building, was taken out of service to be converted to a 19-story residential tower containing 265 rentable/saleable square feet and 256 apartments.  The original plan assumed that this building would remain an office building to be re-leased in Q1 06.

 

Of the square feet leased to larger tenants, 261,000 square feet was leased to the Federal Supply Service (which will relocate from 240,000 square feet in other Crystal City buildings); 144,000 square feet was leased to KBR, a defense contractor; and 126,000 square feet was leased to the Public Broadcasting Service.  Straight-line rent per square foot for the square feet leased is $33.50, which is equal to the estimate in the original plan.  Tenant improvements and leasing commissions per square foot are $43.50 as compared to the original plan of $45.28.

 

69



 

Critical Accounting Policies

 

In preparing the consolidated financial statements management has made estimates and assumptions that affect the reported amounts of assets and liabilities at the date of the financial statements and the reported amounts of revenues and expenses during the reporting periods. Actual results could differ from those estimates. Set forth below is a summary of the accounting policies that management believes are critical to the preparation of the consolidated financial statements. The summary should be read in conjunction with the more complete discussion of the Company’s accounting policies included in Note 2 to the consolidated financial statements in this Annual Report on Form 10-K.

 

Real Estate

 

Real estate is carried at cost, net of accumulated depreciation and amortization. As of December 31, 2005 and 2004, the carrying amounts of real estate, net of accumulated depreciation, were $9.8 billion and $8.3 billion, respectively. Maintenance and repairs are charged to operations as incurred. Depreciation requires an estimate by management of the useful life of each property and improvement as well as an allocation of the costs associated with a property to its various components. If the Company does not allocate these costs appropriately or incorrectly estimates the useful lives of its real estate, depreciation expense may be misstated.

 

Upon acquisitions of real estate, the Company assesses the fair value of acquired assets (including land, buildings and improvements, identified intangibles such as acquired above and below market leases and acquired in-place leases and customer relationships) and acquired liabilities in accordance with Statement of Financial Accounting Standards (“SFAS”) No. 141: Business Combinations and SFAS No. 142: Goodwill and Other Intangible Assets, and allocates purchase price based on these assessments. The Company assesses fair value based on estimated cash flow projections that utilize appropriate discount and capitalization rates and available market information. Estimates of future cash flows are based on a number of factors including the historical operating results, known trends, and market/economic conditions that may affect the property. The Company’s properties, including any related intangible assets, are reviewed for impairment if events or circumstances change indicating that the carrying amount of the assets may not be recoverable. If the Company incorrectly estimates the values at acquisition or the undiscounted cash flows, initial allocations of purchase price and future impairment charges may be different. The impact of the Company’s estimates in connection with acquisitions and future impairment analysis could be material to the Company’s consolidated financial statements.

 

Identified Intangible Assets

 

Upon an acquisition of a business the Company records intangible assets acquired at their estimated fair value separate and apart from goodwill. The Company amortizes identified intangible assets that are determined to have finite lives which are based on the period over which the assets are expected to contribute directly or indirectly to the future cash flows of the business acquired. Intangible assets subject to amortization are reviewed for impairment whenever events or changes in circumstances indicate that its carrying amount may not be recoverable. An impairment loss is recognized if the carrying amount of an intangible asset, including the related real estate when appropriate, is not recoverable and its carrying amount exceeds its estimated fair value.

 

As of December 31, 2005 and 2004, the carrying amounts of identified intangible assets were $197,014,000 and $176,122,000, respectively. Such amounts are included in “other assets” on the Company’s consolidated balance sheets. In addition, the Company had $146,325,000 and $70,264,000, of identified intangible liabilities as of December 31, 2005 and 2004, which are included in “deferred credit” on the Company’s consolidated balance sheets. If these assets are deemed to be impaired, or the estimated useful lives of finite-life intangibles assets or liabilities change, the impact to the Company’s consolidated financial statements could be material.

 

70



 

Notes and Mortgage Loans Receivable

 

The Company’s policy is to record mortgages and notes receivable at the stated principal amount net of any discount or premium. As of December 31, 2005 and 2004, the carrying amounts of Notes and Mortgage Loans Receivable were $363,565,000 and $440,186,000, respectively. The Company accretes or amortizes any discounts or premiums over the life of the related loan receivable utilizing the effective interest method. The Company evaluates the collectibility of both interest and principal of each of its loans, if circumstances warrant, to determine whether it is impaired. A loan is considered to be impaired, when based on current information and events, it is probable that the Company will be unable to collect all amounts due according to the existing contractual terms. When a loan is considered to be impaired, the amount of the loss accrual is calculated by comparing the recorded investment to the value determined by discounting the expected future cash flows at the loan’s effective interest rate or, as a practical expedient, to the value of the collateral if the loan is collateral dependent. The impact of the Company’s estimates in connection with the collectibility of both interest and principal of its loans could be material to the Company’s consolidated financial statements.

 

Partially-Owned Entities

 

As of December 31, 2005 and 2004, the carrying amounts of investments and advances to partially-owned entities, including Alexander’s and Toys “R” Us, were $1,369,853,000 and $605,300,000, respectively. In determining whether the Company has a controlling interest in a partially-owned entity and the requirement to consolidate the accounts of that entity, it considers factors such as ownership interest, board representation, management representation, authority to make decisions, and contractual and substantive participating rights of the partners/members as well as whether the entity is a variable interest entity in which it will absorb the majority of the entity’s expected losses, if they occur, or receive the majority of the expected residual returns, if they occur, or both. The Company accounts for investments on the equity method when the requirements for consolidation are not met, and the Company has significant influence over the operations of the investee. Equity method investments are initially recorded at cost and subsequently adjusted for the Company’s share of net income or loss and cash contributions and distributions. Investments that do not qualify for consolidation or equity method accounting are accounted for on the cost method.

 

The Company’s investments in partially-owned entities are reviewed for impairment, periodically, if events or circumstances change indicating that the carrying amount of the assets may not be recoverable. The ultimate realization of the Company’s investments in partially-owned entities is dependent on a number of factors, including the performance of each investment and market conditions. The Company will record an impairment charge if it determines that a decline in the value of an investment is other than temporary.

 

Allowance For Doubtful Accounts

 

The Company periodically evaluates the collectibility of amounts due from tenants and maintains an allowance for doubtful accounts ($16,907,000 and $17,339,000 as of December 31, 2005 and 2004) for estimated losses resulting from the inability of tenants to make required payments under their lease agreements. The Company also maintains an allowance for receivables arising from the straight-lining of rents ($6,051,000 and $6,787,000 as of December 31, 2005 and 2004). This receivable arises from earnings recognized in excess of amounts currently due under the lease agreements. Management exercises judgment in establishing these allowances and considers payment history and current credit status in developing these estimates. These estimates may differ from actual results, which could be material to the Company’s consolidated financial statements.

 

71



 

Revenue Recognition

 

The Company has the following revenue sources and revenue recognition policies:

 

            Base Rents — income arising from tenant leases. These rents are recognized over the non-cancelable term of the related leases on a straight-line basis which includes the effects of rent steps and rent abatements under the leases.

            Percentage Rents — income arising from retail tenant leases which are contingent upon the sales of the tenant exceeding a defined threshold. These rents are recognized in accordance with Staff Accounting Bulletin No. 104: Revenue Recognition, which states that this income is to be recognized only after the contingency has been removed (i.e., sales thresholds have been achieved).

            Hotel Revenues — income arising from the operation of the Hotel Pennsylvania which consists of rooms revenue, food and beverage revenue, and banquet revenue. Income is recognized when rooms are occupied. Food and beverage and banquet revenue are recognized when the services have been rendered.

            Trade Show Revenues — income arising from the operation of trade shows, including rentals of booths. This revenue is recognized in accordance with the booth rental contracts when the trade shows have occurred.

            Expense Reimbursements — revenue arising from tenant leases which provide for the recovery of all or a portion of the operating expenses and real estate taxes of the respective property. This revenue is accrued in the same periods as the expenses are incurred.

            Temperature Controlled Logistics revenue — income arising from the Company’s investment in Americold Logistics. Storage and handling revenue are recognized as services are provided. Transportation fees are recognized upon delivery to customers.

            Management, Leasing and Other Fees — income arising from contractual agreements with third parties or with partially-owned entities. This revenue is recognized as the related services are performed under the respective agreements.

 

Before the Company recognizes revenue, it assesses, among other things, its collectibility. If the Company’s assessment of the collectibility of its revenue changes, the impact on the Company’s consolidated financial statements could be material.

 

Income Taxes

 

The Company operates in a manner intended to enable it to continue to qualify as a Real Estate Investment Trust (“REIT”) under Sections 856-860 of the Internal Revenue Code of 1986, as amended. Under those sections, a REIT which distributes at least 90% of its REIT taxable income as a dividend to its shareholders each year and which meets certain other conditions will not be taxed on that portion of its taxable income which is distributed to its shareholders. The Company intends to distribute to its shareholders 100% of its taxable income. Therefore, no provision for Federal income taxes is required. If the Company fails to distribute the required amount of income to its shareholders, or fails to meet other REIT requirements, it may fail to qualify as a REIT and substantial adverse tax consequences may result.

 

72



 

Recently Issued Accounting Literature

 

On December 16, 2004, the FASB issued Statement of Financial Accounting Standards (“SFAS”) No. 153, Exchanges of Nonmonetary Assets - An Amendment of APB Opinion No. 29. The amendments made by SFAS No. 153 are based on the principle that exchanges of nonmonetary assets should be measured based on the fair value of the assets exchanged. Further, the amendments eliminate the narrow exception for nonmonetary exchanges of similar productive assets and replace it with a broader exception for exchanges of nonmonetary assets that do not have “commercial substance.” SFAS No. 153 is effective for nonmonetary asset exchanges occurring in fiscal periods beginning after June 15, 2005. The adoption of SFAS No. 153 on its effective date did not have a material effect on the Company’s consolidated financial statements.

 

On December 16, 2004, the FASB issued SFAS No. 123: (Revised 2004) - Share-Based Payment (“SFAS No. 123R”). SFAS No. 123R replaces SFAS No. 123, which the Company adopted on January 1, 2003. SFAS No. 123R requires that the compensation cost relating to share-based payment transactions be recognized in financial statements and measured based on the fair value of the equity or liability instruments issued. SFAS No. 123R is effective as of the first annual reporting period beginning after December 31, 2005. The Company has adopted SFAS No. 123R on a modified prospective method, effective January 1, 2006 and believes that the adoption will not have a material effect on its consolidated financial statements.

 

In March 2005, the FASB issued FIN 47, Accounting for Conditional Asset Retirement Obligations, an interpretation of FASB Statement No. 143, Asset Retirement Obligations. FIN 47 provides clarification of the term “conditional asset retirement obligation” as used in SFAS 143, defined as a legal obligation to perform an asset retirement activity in which the timing and/or method of settlement are conditional on a future event that may or may not be within the control of the company. Under this standard, a company must record a liability for a conditional asset retirement obligation if the fair value of the obligation can be reasonably estimated. FIN 47 became effective in the Company’s fiscal quarter ended December 31, 2005. Certain of the Company’s real estate assets contain asbestos. Although the asbestos is appropriately contained, in accordance with current environmental regulations, the Company’s practice is to remediate the asbestos upon the renovation or redevelopment of its properties. Accordingly, the Company has determined that these assets meet the criteria for recording a liability and has recorded an asset retirement obligation aggregating approximately $8,400,000, which is included in “Other Liabilities” on the consolidated balance sheet as of December 31, 2005. The cumulative effect of adopting this standard was approximately $2,500,000, and is included in “Depreciation and Amortization” on the consolidated statement of income for the year ended December 31, 2005.

 

In May 2005, the FASB issued SFAS No. 154, Accounting Changes and Error Corrections – A Replacement of APB Opinion No. 20 and SFAS No. 3. SFAS No. 154 changes the requirements for the accounting and reporting of a change in accounting principle by requiring that a voluntary change in accounting principle be applied retrospectively with all prior periods’ financial statements presented on the new accounting principle, unless it is impracticable to do so. SFAS No. 154 also requires that a change in depreciation or amortization for long-lived, non-financial assets be accounted for as a change in accounting estimate effected by a change in accounting principle and corrections of errors in previously issued financial statements should be termed a “restatement”. SFAS No. 154 is effective for accounting changes and corrections of errors made in fiscal years beginning after December 15, 2005. The Company believes that the adoption of SFAS No. 154 will not have a material effect on the Company’s consolidated financial statements.

 

In June 2005, the FASB ratified the consensus reached by the Emerging Issues Task Force (“EITF”) on Issue No. 04-05, “Determining Whether a General Partner, or General Partners as a Group, Controls a Limited Partnership or Similar Entity When the Limited Partners Have Certain Rights” (“EITF 04-05”). EITF 04-05 provides a framework for determining whether a general partner controls, and should consolidate, a limited partnership or a similar entity. EITF 04-05 became effective on June 29, 2005, for all newly formed or modified limited partnership arrangements and January 1, 2006 for all existing limited partnership arrangements. The Company believes that the adoption of this standard will not have a material effect on its consolidated financial statements.

 

73



 

Net income and EBITDA by Segment for the years ended December 31, 2005, 2004 and 2003.

 

EBITDA represents “Earnings Before Interest, Taxes, Depreciation and Amortization.” Management considers EBITDA a supplemental measure for making decisions and assessing the un-levered performance of its segments as it relates to the total return on assets as opposed to the levered return on equity. As properties are bought and sold based on a multiple of EBITDA, management utilizes this measure to make investment decisions as well as to compare the performance of its assets to that of its peers. EBITDA should not be considered a substitute for net income. EBITDA may not be comparable to similarly titled measures employed by other companies.

 

 

 

For the Year Ended December 31, 2005

 

(Amounts in thousands)

 

Total

 

Office (2)

 

Retail (2)

 

Merchandise
Mart (2)

 

Temperature
Controlled
Logistics (3)

 

Toys

 

Other (4)

 

Property rentals

 

$

1,332,915

 

$

838,270

 

$

200,618

 

$

221,924

 

$

 

$

 

$

72,103

 

Straight-line rents:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Contractual rent increases

 

22,779

 

13,122

 

6,019

 

3,578

 

 

 

60

 

Amortization of free rent

 

27,285

 

16,586

 

4,030

 

6,669

 

 

 

 

Amortization of acquired below-market leases, net

 

13,797

 

7,388

 

5,596

 

 

 

 

813

 

Total rentals

 

1,396,776

 

875,366

 

216,263

 

232,171

 

 

 

72,976

 

Temperature Controlled Logistics

 

846,881

 

 

 

 

846,881

 

 

 

Tenant expense reimbursements

 

209,036

 

115,895

 

73,454

 

16,953

 

 

 

2,734

 

Fee and other income:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Tenant cleaning fees

 

30,350

 

30,350

 

 

 

 

 

 

Management and leasing fees

 

15,433

 

14,432

 

941

 

60

 

 

 

 

Lease termination fees

 

30,117

 

10,746

 

2,399

 

16,972

 

 

 

 

Other

 

19,035

 

13,823

 

271

 

4,940

 

 

 

1

 

Total revenues

 

2,547,628

 

1,060,612

 

293,328

 

271,096

 

846,881

 

 

75,711

 

Operating expenses

 

1,305,027

 

404,281

 

88,952

 

100,733

 

662,703

 

 

48,358

 

Depreciation and amortization

 

334,961

 

171,610

 

33,168

 

41,100

 

73,776

 

 

15,307

 

General and administrative

 

183,001

 

40,051

 

15,823

 

24,784

 

40,925

 

 

61,418

 

Total expenses

 

1,822,989

 

615,942

 

137,943

 

166,617

 

777,404

 

 

125,083

 

Operating income (loss)

 

724,639

 

444,670

 

155,385

 

104,479

 

69,477

 

 

(49,372

)

Income applicable to Alexander’s

 

59,022

 

694

 

695

 

 

 

 

57,633

 

Loss applicable to Toys ‘R’ Us

 

(40,496

)

 

 

 

 

(40,496

)

 

Income from partially-owned entities

 

36,165

 

3,639

 

9,094

 

588

 

1,248

 

 

21,596

 

Interest and other investment income

 

167,225

 

1,824

 

583

 

187

 

2,273

 

 

162,358

 

Interest and debt expense

 

(340,751

)

(141,292

)

(60,018

)

(10,769

)

(56,272

)

 

(72,400

)

Net gain on disposition of wholly-owned and partially-owned assets other than depreciable real estate

 

39,042

 

690

 

896

 

 

 

 

37,456

 

Minority interest of partially-owned entities

 

(3,808

)

 

 

120

 

(4,221

)

 

293

 

Income (loss) from continuing operations

 

641,038

 

310,225

 

106,635

 

94,605

 

12,505

 

(40,496

)

157,564

 

Income (loss) from discontinued operations

 

32,440

 

 

(163

)

 

 

 

32,603

 

Income (loss) before allocation to limited partners

 

673,478

 

310,225

 

106,472

 

94,605

 

12,505

 

(40,496

)

190,167

 

Minority limited partners’ interest in the Operating Partnership

 

(66,755

)

 

 

 

 

 

(66,755

)

Perpetual preferred unit distributions of the Operating Partnership

 

(67,119

)

 

 

 

 

 

(67,119

)

Net income (loss)

 

539,604

 

310,225

 

106,472

 

94,605

 

12,505

 

(40,496

)

56,293

 

Interest and debt expense (1)

 

415,826

 

145,734

 

68,274

 

11,592

 

26,775

 

46,789

 

116,662

 

Depreciation and amortization(1)

 

367,260

 

175,220

 

37,954

 

41,757

 

35,211

 

33,939

 

43,179

 

Income tax (benefit) expense (1)

 

(21,062

)

1,199

 

 

1,138

 

1,275

 

(25,372

)

698

 

EBITDA

 

$

1,301,628

 

$

632,378

 

$

212,700

 

$

149,092

 

$

75,766

 

$

14,860

 

$

216,832

 

Percentage of EBITDA by segment

 

100

%

48.6

%

16.3

%

11.5

%

5.8

%

1.1

%

16.7

%

 

Other EBITDA includes a net gain on sale of real estate of $31,614, income from the mark-to-market and conversion of derivative instruments of $72,816 and certain other gains and losses that affect comparability. Excluding these items the percentages of EBITDA by segment are 54.9% for Office, 18.2% for Retail, 12.9% for Merchandise Mart, 6.6% for Temperature Controlled Logistics, 1.3% for Toys and 6.2% for Other.

 


See Notes on page 77.

 

74



 

 

 

For the Year Ended December 31, 2004

 

(Amounts in thousands)

 

Total

 

Office (2)

 

Retail (2)

 

Merchandise
Mart (2)

 

Temperature
Controlled
Logistics (3)

 

Other (4)

 

Property rentals

 

$

1,273,133

 

$

829,015

 

$

164,273

 

$

217,034

 

$

 

$

62,811

 

Straight-line rents:

 

 

 

 

 

 

 

 

 

 

 

 

 

Contractual rent increases

 

35,217

 

26,675

 

5,044

 

3,333

 

 

165

 

Amortization of free rent

 

26,264

 

9,665

 

11,290

 

5,315

 

 

(6

)

Amortization of acquired below market leases, net

 

14,949

 

10,076

 

4,873

 

 

 

 

Total rentals

 

1,349,563

 

875,431

 

185,480

 

225,682

 

 

62,970

 

Temperature Controlled Logistics

 

87,428

 

 

 

 

87,428

 

 

Expense reimbursements

 

191,245

 

104,446

 

64,610

 

18,904

 

 

3,285

 

Fee and other income:

 

 

 

 

 

 

 

 

 

 

 

 

 

Tenant cleaning fees

 

31,293

 

31,293

 

 

 

 

 

Management and leasing fees

 

16,754

 

15,501

 

1,084

 

155

 

 

14

 

Lease termination fees

 

16,989

 

12,696

 

709

 

3,584

 

 

 

Other

 

19,441

 

13,390

 

908

 

5,079

 

 

64

 

Total revenues

 

1,712,713

 

1,052,757

 

252,791

 

253,404

 

87,428

 

66,333

 

Operating expenses

 

681,556

 

391,336

 

78,208

 

98,833

 

67,989

 

45,190

 

Depreciation and amortization

 

244,020

 

159,970

 

26,825

 

36,044

 

7,968

 

13,213

 

General and administrative

 

145,229

 

38,356

 

13,187

 

22,588

 

4,264

 

66,834

 

Costs of acquisitions not consummated

 

1,475

 

 

 

 

 

1,475

 

Total expenses

 

1,072,280

 

589,662

 

118,220

 

157,465

 

80,221

 

126,712

 

Operating income (loss)

 

640,433

 

463,095

 

134,571

 

95,939

 

7,207

 

(60,379

)

Income applicable to Alexander’s

 

8,580

 

433

 

668

 

 

 

7,479

 

Income (loss) from partially-owned entities

 

43,381

 

2,728

 

(1,678

)

545

 

5,641

 

36,145

 

Interest and other investment income

 

203,998

 

997

 

397

 

105

 

220

 

202,279

 

Interest and debt expense

 

(242,955

)

(129,716

)

(58,625

)

(11,255

)

(6,379

)

(36,980

)

Net gain on disposition of wholly-owned and partially-owned assets other than real estate

 

19,775

 

369

 

 

 

 

19,406

 

Minority interest of partially-owned entities

 

(109

)

 

 

 

(158

)

49

 

Income from continuing operations

 

673,103

 

337,906

 

75,333

 

85,334

 

6,531

 

167,999

 

Income from discontinued operations

 

77,013

 

 

10,054

 

 

 

66,959

 

Income before allocation to minority limited partners

 

750,116

 

337,906

 

85,387

 

85,334

 

6,531

 

234,958

 

Minority limited partners’ interest in the operating partnership

 

(88,091

)

 

 

 

 

(88,091

)

Perpetual preferred unit distributions of the operating partnership

 

(69,108

)

 

 

 

 

 

(69,108

)

Net income

 

592,917

 

337,906

 

85,387

 

85,334

 

6,531

 

77,759

 

Interest and debt expense(1)

 

313,289

 

133,602

 

61,820

 

12,166

 

30,337

 

75,364

 

Depreciation and amortization(1)

 

296,980

 

162,975

 

30,619

 

36,578

 

34,567

 

32,241

 

Income taxes(1)

 

1,664

 

406

 

 

852

 

79

 

327

 

EBITDA

 

$

1,204,850

 

$

634,889

 

$

177,826

 

$

134,930

 

$

71,514

 

$

185,691

 

Percentage of EBITDA by segment

 

100

%

52.7

%

14.8

%

11.2

%

5.9

%

15.4

%

 

Included in EBITDA are (i) net gains on sale of real estate of $75,755, of which and $9,850 and $65,905 are in the Retail and Other segments, respectively, and (ii) net gains from the mark-to-market and conversion of derivative instruments of $135,372 and certain other gains and losses that affect comparability which are in the Other segment. Excluding these items, the percentages of EBITDA by segment are 62.4% for Office, 16.9% for Retail, 13.3% for Merchandise Mart, 7.0% for Temperature Controlled Logistics and 0.4% for Other.

 


See Notes on page 77.

 

75



 

 

 

For the Year Ended December 31, 2003

 

(Amounts in thousands)

 

Total

 

Office(2)

 

Retail(2)

 

Merchandise
Mart(2)

 

Temperature
Controlled
Logistics (3)

 

Other (4)

 

Property rentals

 

$

1,210,185

 

$

809,506

 

$

140,249

 

$

207,929

 

$

 

$

52,501

 

Straight-line rents:

 

 

 

 

 

 

 

 

 

 

 

 

 

Contractual rent increases

 

34,538

 

27,363

 

3,087

 

4,079

 

 

9

 

Amortization of free rent

 

7,071

 

(562

)

5,552

 

2,090

 

 

(9

)

Amortization of acquired below market leases, net

 

9,047

 

8,007

 

1,040

 

 

 

 

Total rentals

 

1,260,841

 

844,314

 

149,928

 

214,098

 

 

52,501

 

Expense reimbursements

 

179,214

 

98,184

 

56,995

 

20,949

 

 

3,086

 

Fee and other income:

 

 

 

 

 

 

 

 

 

 

 

 

 

Tenant cleaning fees

 

29,062

 

29,062

 

 

 

 

 

Management and leasing fees

 

12,812

 

11,427

 

1,290

 

 

 

95

 

Lease termination fees

 

8,581

 

2,866

 

2,056

 

3,659

 

 

 

Other

 

12,340

 

5,986

 

2,638

 

3,685

 

 

31

 

Total revenues

 

1,502,850

 

991,839

 

212,907

 

242,391

 

 

55,713

 

Operating expenses

 

583,038

 

370,545

 

71,377

 

97,073

 

 

44,043

 

Depreciation and amortization

 

214,623

 

149,524

 

19,343

 

32,087

 

 

13,669

 

General and administrative

 

121,879

 

37,143

 

9,783

 

20,323

 

 

54,630

 

Total expenses

 

919,540

 

557,212

 

100,503

 

149,483

 

 

112,342

 

Operating income (loss)

 

583,310

 

434,627

 

112,404

 

92,908

 

 

(56,629

)

Income applicable to Alexander’s

 

15,574

 

 

640

 

 

 

14,934

 

Income (loss) from partially-owned entities

 

67,901

 

2,426

 

3,752

 

(108

)

18,416

 

43,415

 

Interest and other investment income

 

25,401

 

2,960

 

359

 

93

 

 

21,989

 

Interest and debt expense

 

(230,064

)

(134,715

)

(59,674

)

(14,788

)

 

(20,887

)

Net gain on disposition of wholly-owned and partially-owned assets other than depreciable real estate

 

2,343

 

180

 

 

188

 

 

1,975

 

Minority interest of partially-owned entities

 

(1,089

)

(1,119

)

 

 

 

30

 

Income from continuing operations

 

463,376

 

304,359

 

57,481

 

78,293

 

18,416

 

4,827

 

Income (loss) from discontinued operations

 

175,175

 

172,736

 

4,850

 

 

 

(2,411

)

Income before allocation to minority limited partners

 

638,551

 

477,095

 

62,331

 

78,293

 

18,416

 

2,416

 

Minority limited partners’ interest in the operating partnership

 

(105,132

)

 

 

 

 

(105,132

)

Perpetual preferred unit distributions of the operating partnership

 

(72,716

)

 

 

 

 

(72,716

)

Net income (loss)

 

460,703

 

477,095

 

62,331

 

78,293

 

18,416

 

(175,432

)

Interest and debt expense (1)

 

296,059

 

138,379

 

62,718

 

15,700

 

24,670

 

54,592

 

Depreciation and amortization (1)

 

279,507

 

153,273

 

22,150

 

32,711

 

34,879

 

36,494

 

Income taxes(1)

 

1,627

 

45

 

 

 

 

1,582

 

EBITDA

 

$

1,037,896

 

$

768,792

 

$

147,199

 

$

126,704

 

$

77,965

 

$

(82,764

)

Percentage of EBITDA by segment

 

100

%

74.1

%

14.2

%

12.2

%

7.5

%

(8.0

)%

 

Included in EBITDA are gains on sale of real estate of $161,789, of which $157,200 and $4,589 are in the Office and Retail segments, respectively. Excluding these items, the percentages of EBITDA by segment are 69.8% for Office, 16.3% for Retail, 14.5% for Merchandise Mart, 8.9% for Temperature Controlled Logistics and (9.5)% for Other.

 


See Notes on the following page.

 

76



 

Notes to the preceding tabular information:

 

(1)          Interest and debt expense and depreciation and amortization included in the reconciliation of net income to EBITDA includes the Company’s share of the interest and debt expense and depreciation and amortization of its partially-owned entities.

 

(2)          At December 31, 2004, 7 West 34th Street, a 440,000 square foot New York office building, was 100% occupied by four tenants, of which Health Insurance Plan of New York (“HIP”) and Fairchild Publications occupied 255,000 and 146,000 square feet, respectively. Effective January 4, 2005, the Company entered into a lease termination agreement with HIP under which HIP made an initial payment of $13,362 and is anticipated to make annual payments ranging from $1,000 to $2,000 over the remaining six years of the HIP lease contingent upon the level of operating expenses of the building in each year. In connection with the termination of the HIP lease, the Company wrote off the $2,462 balance of the HIP receivable arising from the straight-lining of rent. In the first quarter of 2005, the Company began redevelopment of a portion of this property into a permanent showroom building for the giftware industry. As of January 1, 2005, the Company transferred the operations and financial results related to the office component of this asset from the New York City Office division to the Merchandise Mart division for both the current and prior periods presented. The operations and financial results related to the retail component of this asset were transferred to the Retail division for both current and prior periods presented.

 

(3)          Operating results for the years ended December 31, 2005 and 2004 reflect the consolidation of the Company’s investment in Americold Realty Trust beginning on November 18, 2004. Previously, this investment was accounted for on the equity method.

 

(4)          Other EBITDA is comprised of:

 

 

 

For the Year Ended December 31,

 

(Amounts in thousands)

 

2005

 

2004

 

2003

 

Alexander’s (see page 81)

 

$

84,874

 

$

25,909

 

$

22,361

 

Newkirk Master Limited Partnership (see page 82)

 

55,126

 

70,517

 

76,873

 

Hotel Pennsylvania (see page 78 and 80)

 

22,522

 

15,643

 

4,573

 

GMH Communities L.P in 2005 and Student Housing in 2004 and 2003 (see page 82).

 

7,955

 

1,440

 

2,000

 

Industrial warehouses

 

5,666

 

5,309

 

6,208

 

Other investments

 

5,319

 

 

 

 

 

181,462

 

118,818

 

112,015

 

Minority limited partners’ interest in the Operating Partnership

 

(66,755

)

(88,091

)

(105,132

)

Perpetual preferred unit distributions of the Operating Partnership

 

(67,119

)

(69,108

)

(72,716

)

Corporate general and administrative expenses (see page 80)

 

(57,221

)

(62,854

)

(51,461

)

Investment income and other (see page 84)

 

156,331

 

215,688

 

27,254

 

Net gains on sale of marketable equity securities (including $9,017 for Prime Group in 2005)

 

25,346

 

 

2,950

 

Net gain on disposition of investment in 3700 Las Vegas Boulevard

 

12,110

 

 

 

Discontinued operations:

 

 

 

 

 

 

 

Palisades (including $65,905 net gain on sale in 2004)

 

 

69,697

 

5,006

 

400 North LaSalle (including $31,614 net gain on sale in 2005)

 

32,678

 

1,541

 

(680

)

 

 

$

216,832

 

$

185,691

 

$

(82,764

)

 

77



 

Results Of Operations - Years Ended December 31, 2005 and December 31, 2004

 

Revenues

 

The Company’s revenues, which consist of property rentals, tenant expense reimbursements, Temperature Controlled Logistics revenues, hotel revenues, trade shows revenues, amortization of acquired below market leases net of above market leases pursuant to SFAS No. 141 and 142, and fee income, were $2,547,628,000 for the year ended December 31, 2005, compared to $1,712,713,000 in the prior year, an increase of $834,915,000. Below are the details of the increase (decrease) by segment:

 

(Amounts in thousands)

 

Date of
Acquisition

 

Total

 

Office

 

Retail

 

Merchandise
Mart

 

Temperature
Controlled
Logistics

 

Other

 

Property rentals:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Increase (decrease) due to:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Acquisitions:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Bowen Building

 

June 2005

 

$

4,985

 

$

4,985

 

$

 

$

 

$

 

$

 

Westbury Retail Condominium

 

May 2005

 

4,181

 

 

4,181

 

 

 

 

So. California Supermarkets

 

July 2004

 

3,044

 

 

3,044

 

 

 

 

40 East 66th Street

 

July 2005

 

2,481

 

 

1,246

 

 

 

1,235

 

Crystal City Marriott

 

August 2004

 

2,386

 

2,386

 

 

 

 

 

Burnside Plaza Shopping Center

 

December 2004

 

1,819

 

 

1,819

 

 

 

 

Rockville Town Center

 

March 2005

 

1,811

 

 

1,811

 

 

 

 

386 and 387 W. Broadway

 

December 2004

 

1,623

 

 

1,623

 

 

 

 

Lodi Shopping Center

 

November 2004

 

1,603

 

 

1,603

 

 

 

 

220 Central Park South

 

August 2005

 

1,248

 

 

 

 

 

1,248

 

H Street

 

July 2005

 

1,180

 

1,180

 

 

 

 

 

South Hills Mall

 

August 2005

 

1,146

 

 

1,146

 

 

 

 

Starwood Ceruzzi Venture – effect of consolidating from August 8, 2005 vs. equity method prior

 

August 2005

 

919

 

 

919

 

 

 

 

Other

 

 

 

4,632

 

918

 

3,555

 

159

 

 

 

Development/Redevelopment:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Crystal Plaza 2, 3 and 4 – taken out of service

 

 

 

(10,415

)

(10,415

)

 

 

 

 

4 Union Square South - placed into service

 

 

 

4,042

 

 

4,042

 

 

 

 

7 West 34th Street – conversion from office space to showroom space

 

 

 

(2,234

)

 

 

(2,234

)

 

 

715 Lexington Avenue - placed into service

 

 

 

1,484

 

 

1,484

 

 

 

 

Bergen Mall – taken out of service

 

 

 

(1,300

)

 

(1,300

)

 

 

 

East Brunswick - placed into service

 

 

 

820

 

 

820

 

 

 

 

Crystal Drive Retail - placed into service

 

 

 

814

 

814

 

 

 

 

 

Amortization of acquired below market leases, net

 

 

 

(1,152

)

(2,688

)

723

 

 

 

813

 

Operations:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Hotel activity

 

 

 

11,309

 

 

 

 

 

11,309

(1)

Trade shows activity

 

 

 

3,204

 

 

 

3,204

(2)

 

 

Leasing activity (see page 67)

 

 

 

7,583

 

2,755

(3)

4,067

 

5,360

 

 

(4,599

)(4)

Total increase (decrease) in property rentals

 

 

 

47,213

 

(65

)

30,783

 

6,489

 

 

10,006

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Tenant expense reimbursements:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Increase (decrease) due to:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Acquisitions/development

 

 

 

1,755

 

1,589

 

2,332

 

(2,166

)

 

 

Operations

 

 

 

16,036

 

9,860

 

6,512

 

215

 

 

(551

)

Total increase (decrease) in tenant expense reimbursements

 

 

 

17,791

 

11,449

 

8,844

 

(1,951

)

 

(551

)

Temperature Controlled Logistics (effect of consolidating from November 18, 2004 vs. equity method prior)

 

 

 

759,453

 

 

 

 

759,453

 

 

Fee and other income:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Increase (decrease) in:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Lease cancellation fee income

 

 

 

13,128

 

(1,950

)

1,690

 

13,388

(5)

 

 

Management and leasing fees

 

 

 

(1,321

)

(1,067

)

(143

)

(95

)

 

(16

)

BMS Cleaning fees

 

 

 

(943

)

(943

)

 

 

 

 

Other

 

 

 

(406

)

431

 

(637

)

(139

)

 

(61

)

Total increase (decrease) in fee and other income

 

 

 

10,458

 

(3,529

)

910

 

13,154

 

 

(77

)

Total increase in revenues

 

 

 

$

834,915

 

$

7,855

 

$

40,537

 

$

17,692

 

$

759,453

 

$

9,378

 

 


See notes on following page.

 

78



 


Notes to preceding tabular information:

 

(1)                      Average occupancy and revenue per available room (“REVPAR”) were 83.7% and $96.85 for the year ended December 31, 2005, as compared to 78.9% and $77.56 in the prior year.

 

(2)                      Results primarily from an increase in booth sales at several of the trade shows held in 2005.

 

(3)                      Results primarily from a $16,746 increase in New York City Office rental income from 2004 and 2005 leasing activity, partially offset by a $13,566 decrease in Washington, D.C. Office rental income due to the Patent and Trade Office leases expiring. See Overview – Leasing Activity for further details.

 

(4)                      Results primarily from the contribution, in November 2004, of the Company’s 90% interest in Student Housing (Campus Club Gainsville LLC) in exchange for limited partnership units in GMH Communities L.P.  The investment in Student Housing was consolidated into the accounts of the Company whereas the investment in GMH Communities L.P. is accounted for on the equity method.

 

(5)                      Results primarily from lease termination income of $13,362 received from HIP at 7 West 34th Street in January 2005.

 

79



 

Expenses

 

The Company’s expenses were $1,822,989,000 for the year ended December 31, 2005, compared to $1,072,280,000 in the prior year, an increase of 750,709,000.  Below are the details of the increase (decrease) by segment:

 

(Amounts in thousands)

 

Date of
Acquisition

 

Total

 

Office

 

Retail

 

Merchandise
Mart

 

Temperature 
Controlled
Logistics

 

Other

 

Operating:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Increase (decrease) due to:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Americold — effect of consolidating from November 18, 2004 vs. equity method prior

 

 

 

$

594,714

 

$

 

$

 

$

 

$

594,714

 

$

 

Acquisitions:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Bowen Building

 

June 2005

 

1,769

 

1,769

 

 

 

 

 

Starwood Ceruzzi Venture — effect of consolidating from August 8, 2005 vs. equity method prior

 

August 2005

 

1,314

 

 

1,314

 

 

 

 

40 East 66th Street

 

July 2005

 

1,229

 

 

376

 

 

 

853

 

220 Central Park South

 

August 2005

 

1,152

 

 

 

 

 

1,152

 

South Hills Mall

 

August 2005

 

979

 

 

979

 

 

 

 

Burnside Plaza Shopping Center

 

December 2004

 

931

 

 

931

 

 

 

 

Westbury Retail Condominium

 

May 2005

 

928

 

 

928

 

 

 

 

H Street

 

July 2005

 

717

 

717

 

 

 

 

 

Rockville Town Center

 

March 2005

 

518

 

 

518

 

 

 

 

Lodi Shopping Center

 

November 2004

 

469

 

 

469

 

 

 

 

Other

 

 

 

1,745

 

398

 

1,283

 

64

 

 

 

Development/Redevelopment:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Bergen Mall — taken out of service

 

 

 

(2,785

)

 

(2,785

)

 

 

 

Crystal Plaza 2, 3 and 4 — taken out of service

 

 

 

(2,536

)

(2,536

)

 

 

 

 

7 West 34th Street — conversion from office space to showroom space

 

 

 

1,898

 

 

 

1,898

 

 

 

4 Union Square South - placed into service

 

 

 

1,344

 

 

1,344

 

 

 

 

715 Lexington Avenue - placed into service

 

 

 

609

 

 

609

 

 

 

 

Crystal Drive Retail - placed into service

 

 

 

559

 

559

 

 

 

 

 

East Brunswick - placed into service

 

 

 

(189

)

 

(189

)

 

 

 

Hotel activity

 

 

 

3,843

 

 

 

 

 

3,843

 

Trade shows activity

 

 

 

1,254

 

 

 

1,254

(1)

 

 

Operations

 

 

 

13,009

 

12,038

(2)

4,967

 

(1,316

)(3)

 

(2,680

)

Total increase in operating expenses

 

 

 

623,471

 

12,945

 

10,744

 

1,900

 

594,714

 

3,168

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Depreciation and amortization:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Increase due to:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Americold — effect of consolidating from November 18, 2004 vs. equity method prior

 

 

 

65,808

 

 

 

 

65,808

 

 

Acquisitions/Development

 

 

 

9,626

 

1,857

 

6,620

 

1,149

 

 

—-

 

Operations (due to additions to buildings and improvements)

 

 

 

15,507

 

9,783

 

(277

)

3,907

 

 

2,094

 

Total increase in depreciation and amortization

 

 

 

90,941

 

11,640

 

6,343

 

5,056

 

65,808

 

2,094

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

General and administrative:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Increase due to:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Americold — effect of consolidating from November 18, 2004 vs. equity method prior

 

 

 

36,661

 

 

 

 

36,661

 

 

Acquisitions

 

 

 

3,240

 

2,617

 

400

 

223

 

 

 

 

Operations

 

 

 

(2,129

)

(922

)

2,236

(4)

1,973

(5)

 

(5,416

)(6)

Total increase (decrease) in general and administrative

 

 

 

37,772

 

1,695

 

2,636

 

2,196

 

36,661

 

(5,416

)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Costs of acquisition not consummated

 

 

 

(1,475

)

—-

 

 

 

 

(1,475

)(7)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total increase (decrease) in expenses

 

 

 

$

750,709

 

$

26,280

 

$

19,723

 

$

9,152

 

$

697,183

 

$

(1,629

)

 


See notes on following page.

 

80



 

Notes to preceding tabular information:

 

(1)                      Results primarily from an increase in trade show marketing expenses.

 

(2)                      Results from increases in New York City Office operating expenses, including $7,588 in real estate taxes and $10,155 in utility costs, net of a $5,376 reduction in bad debt expense and other expenses.

 

(3)                      Primarily due to a $3,000 reduction in bad debt expense, partially offset by an increase in utilities expense of $904.

 

(4)                      Results primarily from the increase in payroll and benefits resulting from the growth in this segment.

 

(5)                      Results primarily from (i) a $547 increase in payroll and benefits, (ii) a $401 write-off of pre-acquisition costs, (iii) $354 for costs incurred in connection with a tenant escalation dispute settled in favor of the Company and (iv) a $286 increase in income tax expense.

 

(6)                      The decrease in general and administrative expenses results from:

 

Bonuses to four executive vice presidents in connection with the successful leasing, development and financing of Alexander’s in 2004

 

$

(6,500

)

Cost of Vornado Operating Company litigation in 2004

 

(4,643

)

Increase in payroll and fringes in 2005

 

3,244

 

Charitable contributions in 2005

 

1,119

 

Other, net

 

1,364

 

 

 

$

(5,416

)

 

(7)                      Costs expensed in 2004 as a result of an acquisition not consummated.

 

Income Applicable to Alexander’s

 

Income applicable to Alexander’s (loan interest income, management, leasing, development and commitment fees, and equity in income) was $59,022,000 for the year ended December 31, 2005, compared to $8,580,000 for the prior year, an increase of $50,442,000.  The increase is primarily due to (i) $30,895,000 for the Company’s share of Alexander’s after-tax net gain on sale of condominiums in the current year, (ii) a $16,236,000 decrease in the Company’s share of Alexander’s stock appreciation rights compensation (“SAR”) expense, (iii) income from Alexander’s 731 Lexington Avenue property which was placed into service subsequent to the third quarter of 2004, (iv) a $2,465,000 increase in development and guarantee fees, (v) a $1,399,000 increase in management and leasing fees, partially offset by, (vi) a $2,520,000 decrease in interest income on the Company’s loans to Alexander’s which were repaid in July 2005 and (vii) $1,274,000 for the Company’s share of a gain on sale of land parcel in the prior year.

 

Loss Applicable to Toys ‘R’ Us

 

The business of Toys is highly seasonal.  Historically, Toys fourth quarter net income accounts for more than 80% of its fiscal year net income.  Because Toys’ fiscal year ends on the Saturday nearest January 31, the Company records its 32.95% share of Toys net income or loss on a one-quarter lag basis.  Accordingly, the Company will record its share of Toys’ fourth quarter net income in its first quarter of 2006.  Equity in net loss from Toys for the period from July 21, 2005 (date of acquisition) through December 31, 2005 was $40,496,000 which consisted of (i) the Company’s $1,977,000 share of Toys net loss in Toys’ second quarter ended July 30, 2005 for the period from July 21, 2005 (date of acquisition) through July 30, 2005, (ii) the Company’s $44,812,000 share of Toys net loss in Toys’ third quarter ended October 29, 2005, partially offset by, (iii) $5,043,000 of interest income on the Company’s senior unsecured bridge loan and (iv) $1,250,000 of management fees.

 

81



 

Income from Partially-Owned Entities

 

Below are the condensed statements of operations of the Company’s unconsolidated investments, as well as the increase (decrease) in income from these partially-owned entities for the years ended December 31, 2005 and 2004:

 

(Amounts in thousands)

 

Total

 

Monmouth
Mall

 

Newkirk
MLP

 

GMH (1)

 

Beverly
Connection
(2)

 

Starwood
Ceruzzi
Joint
Venture (3)

 

Partially-Owned
Office
Buildings

 

Temperature
Controlled
Logistics (4)

 

Other

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

December 31, 2005:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Revenues

 

 

 

$

24,804

 

$

233,430

 

$

195,340

 

$

5,813

 

$

1,312

 

$

155,014

 

 

 

 

 

Expenses:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Operating, general and administrative and costs of good sold

 

 

 

(10,126

)

(13,882

)

(131,796

)

(3,724

)

(2,020

)

(59,235

)

 

 

 

 

Depreciation

 

 

 

(4,648

)

(45,974

)

(26,453

)

(3,436

)

(470

)

(24,532

)

 

 

 

 

Interest expense

 

 

 

(8,843

)

(66,152

)

(24,448

)

(6,088

)

 

(41,554

)

 

 

 

 

Other, net

 

 

 

(6,574

)

(58,640

)

 

(2,145

)

(8

)

(274

)

 

 

 

 

Net (loss) income

 

 

 

$

(5,387

)

$

48,782

 

$

12,643

 

$

(9,580

)

$

(1,186

)

$

29,419

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Company’s interest

 

 

 

50

%

15.82

%

12.08

%

50

%

80

%

12.8

%

 

 

 

 

Equity in net (loss) income

 

$

9,077

 

$

(2,694

)

$

10,196

 

1,528

 

$

(4,790

)

$

(949

)

$

3,771

 

 

 

$

2,015

 

Interest and other income

 

24,766

 

6,875

 

9,154

 

 

7,403

 

 

(132

)

 

 

1,466

 

Fee income

 

2,322

 

1,065

 

 

 

 

900

 

 

 

 

 

357

 

Income (loss) from partially-owned entities

 

$

36,165

 

$

5,246

(5)

$

19,350

(6)

$

1,528

 

$

3,513

 

$

(949

)

$

3,639

 

N/A

 

$

3,838

(8)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

December 31, 2004:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Revenues

 

 

 

$

24,936

 

$

239,496

 

 

 

 

 

$

1,649

 

$

118,660

 

$

131,053

 

 

 

Expenses:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Operating, general and administrative and costs of good sold

 

 

 

(9,915

)

(23,495

)

 

 

 

 

(3,207

)

(48,329

)

(29,351

)

 

 

Depreciation

 

 

 

(6,573

)

(45,134

)

 

 

 

 

(634

)

(19,167

)

(50,211

)

 

 

Interest expense

 

 

 

(6,390

)

(80,174

)

 

 

 

 

 

(32,659

)

(45,504

)

 

 

Other, net

 

 

 

(3,208

)

45,344

 

 

 

 

 

(4,791

)

975

 

(5,387

)

 

 

Net (loss) income

 

 

 

$

(1,150

)

$

136,037

 

 

 

 

 

$

(6,983

)

$

19,480

 

$

600

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Company’s interest

 

 

 

50

%

22.4

%

 

 

 

 

80

%

17

%

47.6

%

 

 

Equity in net income (loss)

 

$

22,860

 

$

(576

)

$

24,041

 

 

 

 

 

$

(5,586

)

$

2,935

 

$

360

 

$

1,686

 

Interest and other income

 

14,459

 

3,290

 

11,396

 

 

 

 

 

 

(207

)

(20

)

 

Fee income

 

6,062

 

1,027

 

 

 

 

 

 

 

 

5,035

 

 

Income (loss) from partially-owned entities

 

$

43,381

 

$

3,741

 

$

35,437

(6)

$

N/A

 

$

N/A

 

$

(5,586

)(7)

$

2,728

 

$

5,375

 

$

1,686

(8)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(Decrease) increase in income of partially-owned entities

 

$

(7,216

)

$

1,505

(5)

$

(16,087

)(6)

$

1,528

 

$

3,513

 

$

4,637

(7)

$

911

 

$

(5,375

)

$

2,152

(8)

 


See footnotes on following page.

 

82



 

Notes to preceding tabular information:

 

(1)                      See page 66 for details.

 

(2)                      See page 57 for details.

 

(3)                      On August 8, 2005, the Company acquired the remaining 20% of Starwood Ceruzzi it did not already own for $940 in cash.

 

(4)                      On November 18, 2004, the Company’s investment in Americold was consolidated into the accounts of the Company.  See page 65 for details.

 

(5)                      On August 11, 2005, the Company’s $23,500 preferred equity investment in the Monmouth Mall with a yield of 14% was replaced with $10,000 of new preferred equity with a yield of 9.5%.  In connection with this transaction the venture paid to the Company a prepayment penalty of $4,346, of which $2,173 was recognized as income from partially-owned entities in 2005.

 

(6)                      Included in the Company’s share of net income from Newkirk MLP are the following:

 

(Amounts in thousands)

 

For the Years Ended December 31,

 

 

 

2005

 

2004

 

Net gain on disposition of T-2 assets

 

$

16,053

 

$

 

Net losses on early extinguishment of debt and related write-off of deferred financing costs

 

(9,455

)

 

Expense from payment of promoted obligation to partner

 

(8,470

)

 

Impairment losses

 

(6,602

)

(2,901

)

Net gains on sale of real estate

 

4,236

 

2,705

 

Net gain on sale of Newkirk MLP option units

 

 

7,494

 

Total (expense) income

 

$

(4,238

)

$

7,298

 

 

In addition, the Company has excluded its $7,119 share of the gain recognized by Newkirk MLP on the sale of its Stater Brothers real estate portfolio to the Company on July 29, 2004, which was reflected as an adjustment to the basis of the Company’s investment in Newkirk MLP.

 

(7)                      2004 includes the Company’s $3,833 share of Starwood Ceruzzi’s impairment loss.

 

(8)                      2005 includes $1,351 of income recognized from Dune Capital L.P.

 

83



 

Interest and Other Investment Income

 

Interest and other investment income (interest income on mortgage loans receivable, other interest income and dividend income) was $167,225,000 for the year ended December 31, 2005, compared to $203,998,000 in the year ended December 31, 2004, a decrease of $36,773,000.  This decrease resulted from the following:

 

 

(Amounts in thousands)

 

 

 

Increase (decrease) due to:

 

 

 

Income of $81,730 from the mark-to-market of Sears derivative position in 2004, partially offset by income of $14,968 in 2005 from the net gain on conversion of Sears derivative position to Sears Holdings derivative position on March 30, 2005 and mark-to-market adjustments though 2005

 

$

(66,762

)

Net gain on exercise of GMH warrants in 2004

 

(29,452

)

Net gain on conversion of Sears common shares to Sears Holdings common shares and sale in 2005

 

26,514

 

Income recognized as a result of Sears Canada special dividend in 2005

 

22,885

 

Income from the mark-to-market of McDonalds derivative position in 2005

 

17,254

 

Interest on $159,000 commitment to GMH in 2004, which was satisfied in November 2004

 

(16,581

)

Income of $24,190 from the mark-to-market of GMH warrants in 2004, partially offset by income of $14,080 from the mark-to-market of the warrants in through 2005

 

(10,110

)

Other, net – primarily due to higher yields on higher average amounts invested

 

19,479

 

 

 

$

(36,773

)

 

Interest and Debt Expense

 

Interest and debt expense was $340,751,000 for the year ended December 31, 2005, compared to $242,955,000 in the year ended December 31, 2004, an increase of $97,796,000.  This increase is primarily due to (i) $49,893,000 resulting from the consolidation of the Company’s investment in Americold from November 18, 2004 versus accounting for the investment on the equity method previously, (ii) $26,199,000 from a 2.27% increase in the weighted average interest rate on variable rate debt, (iii) $15,335,000 of interest expense on the $500,000,000 exchangeable senior debentures issued in March 2005 and (iv) $6,881,000 of additional interest expense on the $250,000,000 senior unsecured notes due 2009, which were issued in August 2004.

 

Net Gain on Disposition of Wholly-owned and Partially-owned Assets other than Depreciable Real Estate

 

Net gain on disposition of wholly-owned and partially-owned assets other than depreciable real estate of $39,042,000 for the year ended December 31, 2005 is comprised of (i) $25,346,000 of net gains on sales of marketable equity securities, of which $9,017,000 relates to the disposition of the Prime Group common shares, (ii) $12,110,000 for the net gain on disposition of the Company’s senior preferred equity investment in 3700 Las Vegas Boulevard and (iii) $1,586,000 relates to net gains on sale of land parcels.  Net gain on disposition of wholly-owned and partially-owned assets other than depreciable real estate of $19,775,000 for the year ended December 31, 2004 primarily represents a $18,789,000 net gain on sale of a portion of the investment in Americold to Yucaipa.

 

Minority Interest of Partially-Owned Entities

 

Minority interest expense of partially-owned entities was $3,808,000 for the year ended December 31, 2005, compared to $109,000 in the prior year, an increase of $3,699,000.  This increase resulted primarily from the consolidation of the Company’s investment in Americold beginning on November 18, 2004 versus accounting for the investment on the equity method in the prior year.

 

84



 

Discontinued Operations

 

Assets related to discontinued operations consist primarily of real estate, net of accumulated depreciation.  The following table sets forth the balances of the assets related to discontinued operations as of December 31, 2005 and 2004.

 

(Amounts in thousands)

 

December 31,

 

 

 

2005

 

2004

 

400 North LaSalle

 

$

 

$

82,624

 

Vineland

 

908

 

908

 

 

 

$

908

 

$

83,532

 

 

Liabilities related to discontinued operations as of December 31, 2004 represents the 400 North LaSalle mortgage payable of $5,187,000.

 

The combined results of operations of the assets related to discontinued operations for the years ended December 31, 2005 and 2004 are as follows:

 

(Amounts in thousands)

 

December 31,

 

 

 

2005

 

2004

 

Total Revenues

 

$

2,443

 

$

14,345

 

Total Expenses

 

1,617

 

13,087

 

Net income

 

826

 

1,258

 

Gains on sale of real estate

 

31,614

 

75,755

 

Income from discontinued operations

 

$

32,440

 

$

77,013

 

 

On April 21, 2005, the Company, through its 85% joint venture, sold 400 North LaSalle, a 452-unit high-rise residential tower in Chicago, Illinois, for $126,000,000, which resulted in a net gain on sale after closing costs of $31,614,000.  All of the proceeds from the sale were reinvested in tax-free “like-kind” exchange investments pursuant to Section 1031 of the Internal Revenue Code.

 

In anticipation of selling the Palisades Residential Complex, on February 27, 2004, the Company acquired the remaining 25% interest in the Palisades venture it did not previously own for approximately $17,000,000 in cash.  On June 29, 2004, the Company sold the Palisades for $222,500,000, which resulted in a net gain on sale after closing costs of $65,905,000.

 

On August 12, 2004, the Company sold its Dundalk, Maryland shopping center for $12,900,000, which resulted in a net gain on sale after closing costs of $9,850,000.

 

Perpetual Preferred Unit Distributions of the Operating Partnership

 

Perpetual preferred unit distributions of the Operating Partnership were $67,119,000 for the year ended December 31, 2005, compared to $69,108,000 for the prior year, a decrease of $1,989,000.  This decrease resulted primarily from the redemption of (i) $80,000,000 of the 8.25% Series D-3 preferred units in January 2005, (ii) $245,000,000 of the remaining 8.25% Series D-3 and D-4 preferred units in July 2005, (iii) $342,000,000 of the 8.25% Series D-5 and D-7 preferred units in September 2005 and (iv) $30,000,000 of the 8.25% Series D-6 and D-8 preferred units in December 2005, partially offset by, (v) a $19,017,000 write-off of the issuance costs of the preferred units redeemed in 2005, and (vi) distributions to holders of the 7.20% Series D-11 and 6.55% Series D-12 units issued in May and December 2004.

 

Minority Limited Partners’ Interest in the Operating Partnership

 

Minority limited partners’ interest in the Operating Partnership was $66,755,000 for the year ended December 31, 2005 compared to $88,091,000 for the prior year, a decrease of $21,336,000.  This decrease results primarily from a lower minority limited partnership ownership interest due to the conversion of Class A operating partnership units into common shares of the Company during 2004 and 2005, and lower net income subject to allocation to the minority limited partners.

 

85



 

EBITDA

 

Below are the details of the changes by segment in EBITDA.

 

(Amounts in thousands)

 

Total

 

Office

 

Retail

 

Merchandise
Mart

 

Temperature
Controlled
Logistics

 

Toys

 

Other

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Year ended December 31, 2004

 

$

1,204,850

 

$

634,889

 

$

177,826

 

$

134,930

 

$

71,514

 

$

 

$

185,691

 

2005 Operations:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Same store operations(1)

 

 

 

290

 

4,977

 

5,788

 

 

 

 

 

Acquisitions, dispositions and non-same store income and expenses

 

 

 

(2,801

)

29,897

 

8,374

 

4,252

 

14,860

(5)

 

 

Year ended December 31, 2005

 

$

1,301,628

 

$

632,378

 

$

212,700

 

$

149,092

 

$

75,766

 

$

14,860

 

$

216,832

 

% increase in same store operations

 

 

 

%(2)

3.2

%

4.7%

(3)

N/A

(4)

N/A

 

 

 

 


(1)                      Represents operations which were owned for the same period in each year and excludes non-recurring income and expenses which are included in “acquisitions, dispositions and non-same store income and expenses” above.

 

(2)                      EBITDA and the same store percentage increase (decrease) were $341,601 and 4.3% for the New York City Office portfolio and $290,777 and (4.7%) for the Washington, D.C. Office portfolio.

 

(3)                      EBITDA and the same store percentage increase reflect the commencement of the WPP Group leases (228 square feet) in the third quarter of 2004 and the Chicago Sun Times lease (127 square feet) in the second quarter of 2004.  The same store percentage increase in EBITDA exclusive of these leases was 0.9%.

 

(4)                      Not comparable because prior to November 4, 2004, (date the operations of AmeriCold Logistics were combined with Americold Realty Trust), the Company reflected its equity in the rent Americold received from AmeriCold Logistics.  Subsequent thereto, the Company consolidates the operations of the combined company.  See page 101 for condensed pro forma operating results of Americold for the years ended December 31, 2005 and 2004, giving effect to the acquisition of its tenant, AmeriCold Logistics, as if it had occurred on January 1, 2004.  The same store percentage increase on a pro forma basis for the combined company is 14.2%.

 

(5)                      The business of Toys is highly seasonal.  Historically, Toys fourth quarter net income accounts for more than 80% of its fiscal year net income.  Because Toys’ fiscal year ends on the Saturday nearest January 31, the Company records its 32.95% share of Toys net income or loss on a one-quarter lag basis.  Accordingly, the Company will record its share of Toys fourth quarter net income in its first quarter of 2006.  Toys EBITDA above includes (i) the Company’s share of Toy’s EBITDA for the period from July 21, 2005 (date of acquisition) through October 29, 2005, (ii) $5,043,000 of interest income on the Company’s senior unsecured bridge loan and (iii) $1,250,000 of management fees.

 

86



 

Results of Operations - Years Ended December 31, 2004 and December 31, 2003

 

Revenues

 

The Company’s revenues, which consist of property rentals, tenant expense reimbursements, hotel revenues, trade shows revenues, amortization of acquired below market leases net of above market leases pursuant to SFAS No. 141 and 142, and fee income, were $1,712,713,000 for the year ended December 31, 2004, compared to $1,502,850,000 in the prior year, an increase of $209,863,000.  Below are the details of the increase (decrease) by segment:

 

(Amounts in thousands)

 

Date of
Acquisition

 

Total

 

Office

 

Retail

 

Merchandise
Mart

 

Temperature
Controlled
Logistics

 

Other

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Property rentals:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

  Increase (decrease) due to:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Acquisitions:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Bergen Mall

 

December 2003

 

$

10,156

 

$

 

$

10,156

 

$

 

$

 

$

 

2101 L Street

 

August 2003

 

7,197

 

7,197

 

 

 

 

 

So. California supermarkets

 

July 2004

 

2,217

 

 

2,217

 

 

 

 

Marriot Hotel

 

July 2004

 

1,890

 

1,890

 

 

 

 

 

25 W. 14th Street

 

March 2004

 

2,212

 

 

2,212

 

 

 

 

Forest Plaza Shopping Center

 

February 2004

 

2,581

 

 

2,581

 

 

 

 

99-01 Queens Boulevard

 

August 2004

 

491

 

 

491

 

 

 

 

Lodi Shopping Center

 

November 2004

 

267

 

 

267

 

 

 

 

Burnside Plaza Shopping Center

 

December 2004

 

166

 

 

166

 

 

 

 

Development placed into service:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

4 Union Square South

 

 

 

6,989

 

 

6,989

 

 

 

 

Amortization of acquired below market leases, net

 

 

 

5,806

 

1,973

 

3,833

 

 

 

 

Operations:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Hotel activity

 

 

 

13,075

 

 

 

 

 

13,075

(1)

Trade shows activity

 

 

 

3,033

 

 

 

3,033

 

 

 

Leasing activity (see page 68)

 

 

 

32,642

 

20,057

(2)

6,640

 

8,551

 

 

(2,606

)

Total increase in property rentals

 

 

 

88,722

 

31,117

 

35,552

 

11,584

 

 

10,469

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Tenant expense reimbursements:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

  Increase (decrease) due to:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Acquisitions

 

 

 

7,561

 

1,157

 

6,404

 

 

 

 

Operations

 

 

 

4,470

 

5,105

(3)

1,211

 

(2,045

)(4)

 

199

 

Total increase (decrease) in tenant expense reimbursements

 

 

 

12,031

 

6,262

 

7,615

 

(2,045

)

 

199

 

Temperature Controlled Logistics (effect of consolidating from November 18, 2004 vs. equity method prior)

 

 

 

87,428

 

 

 

 

87,428

 

 

Fee and other income:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

  Increase (decrease) in:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Acquisitions (Kaempfer Management Company)

 

 

 

3,695

 

3,695

 

 

 

 

 

Lease cancellation fee income

 

 

 

8,505

 

9,829

(5)

(1,291

)

(33

)

 

 

BMS Cleaning fees

 

 

 

2,231

 

2,231

 

 

 

 

 

Management and leasing fees

 

 

 

328

 

379

 

(206

)

155

 

 

 

Other

 

 

 

6,923

 

7,405

(6)

(1,786

)

1,352

 

 

(48

)

Total increase (decrease) in fee and other income

 

 

 

21,682

 

23,539

 

(3,283

)

1,474

 

 

(48

)

Total increase in revenues

 

 

 

$

209,863

 

$

60,918

 

$

39,884

 

$

11,013

 

$

87,428

 

$

10,620

 

 


See notes on following page.

 

87



 

Notes to preceding tabular information:

 

(1)                Average occupancy and REVPAR were 78.9% and $77.56 for the year ended December 31, 2004, as compared to 63.7% and $58.00 in the prior year.

 

(2)                Reflects increases of $19,845 from New York City Office primarily from higher rents for space relet.

 

(3)                Reflects higher reimbursements from tenants resulting primarily from increases in New York City Office real estate taxes and utilities.

 

(4)                Reflects lower reimbursements from tenants resulting primarily from a decrease in accrued real estate taxes based on the finalization of 2003 real estate taxes in September of 2004.

 

(5)                The increase relates to early lease terminations at the Company’s 888 Seventh Avenue and 909 Third Avenue office properties for approximately 175 square feet, a substantial portion of which has been re-leased at equal or higher rents.

 

(6)                Reflects an increase of $4,541 from New York City Office, which primarily relates to an increase in Penn Plaza signage income.

 

88



 

Expenses

 

The Company’s expenses were $1,072,280,000 for the year ended December 31, 2004, compared to $919,540,000 in the prior year, an increase of $152,740,000.  Below are the details of the increase (decrease) by segment:

 

(Amounts in thousands)

 

Date of
Acquisition

 

Total

 

Office

 

Retail

 

Merchandise
Mart

 

Temperature
Controlled
Logistics

 

Other

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Operating:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

  Increase (decrease) due to:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Acquisitions:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Bergen Mall

 

December 2003

 

$

6,015

 

$

 

$

6,015

 

$

 

$

 

$

 

2101 L Street

 

August 2003

 

2,431

 

2,431

 

 

 

 

 

25 W. 14th Street

 

March 2004

 

254

 

 

254

 

 

 

 

Forest Plaza Shopping Center

 

February 2004

 

986

 

 

986

 

 

 

 

99-01 Queens Boulevard

 

August 2004

 

109

 

 

109

 

 

 

 

Lodi Shopping Center

 

November 2004

 

36

 

 

36

 

 

 

 

Burnside Plaza Shopping Center

 

December 2004

 

66

 

 

66

 

 

 

 

Development placed into service:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

4 Union Square South

 

 

 

1,139

 

 

1,139

 

 

 

 

Americold — effect of consolidating from November 18, 2004 vs. equity method prior

 

 

 

67,989

 

 

 

 

67,989

 

 

Hotel activity

 

 

 

1,862

 

 

 

 

 

1,862

 

Trade shows activity

 

 

 

1,946

 

 

 

1,946

 

 

 

Operations

 

 

 

15,685

 

18,360

(1)

(1,774

)(2)

(186

)(3)

 

(715

)

  Total increase in operating expenses

 

 

 

98,518

 

20,791

 

6,831

 

1,760

 

67,989

 

1,147

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Depreciation and amortization:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Increase (decrease) due to:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Acquisitions/Development

 

 

 

10,214

 

2,249

 

7,965

 

 

 

 

Americold – effect of consolidating Americold from November 18, 2004 vs. equity method accounting prior

 

 

 

7,968

 

 

 

 

7,968

 

 

Operations

 

 

 

11,215

(4)

8,197

 

(483

)

3,957

 

 

(456

)

Total increase (decrease) in depreciation and amortization

 

 

 

29,397

 

10,446

 

7,482

 

3,957

 

7,968

 

(456

)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

General and administrative:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Increase due to:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Americold — effect of consolidating from November 18, 2004 vs. equity method prior

 

 

 

4,264

 

 

 

 

4,264

 

 

Operations

 

 

 

19,086

(5)

1,213

 

3,404

 

2,265

 

 

12,204

 

Total increase in general and administrative

 

 

 

23,350

 

1,213

 

3,404

 

2,265

 

4,264

 

12,204

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Cost of acquisitions and development not consummated

 

 

 

1,475

(6)

 

 

 

 

1,475

(6)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total increase in expenses

 

 

 

$

152,740

 

$

32,450

 

$

17,717

 

$

7,982

 

$

80,221

 

$

14,370

 

 


See notes on following page.

 

89



 

Notes to preceding tabular information:

 

(1)          Results primarily from (i) a $8,134 increase in real estate taxes, of which $6,700 relates to the New York City Office portfolio, (ii) a $5,452 increase in utility costs, of which $2,816 and $2,636 relate to the New York City Office and Washington, D.C. Office portfolios, respectively and (iii) a $1,192 increase due to higher repairs and maintenance (primarily New York City Office).

 

(2)          Results primarily from a net decrease in the allowance for bad debts due to recoveries in 2004.

 

(3)          Results primarily from (i) reversal of overaccrual of 2003 real estate taxes of $3,928, based on finalization of 2003 taxes in September 2004, offset by (ii) increase in the allowance for straight-lined rent receivables in 2004 of $3,585.

 

(4)          Primarily due to additions to buildings and improvements during 2003 and 2004.

 

(5)          The increase in general and administrative expenses results from:

 

 

 

 

 

 

Bonuses to four executive vice presidents in connection with the successful leasing, development and financing of Alexander’s

 

$

6,500

 

Costs of Vornado Operating Company litigation in 2004

 

4,643

 

Legal fees in 2004 in connection with Sears investment

 

1,004

 

Increase in payroll and fringe benefits

 

6,555

 

Severance payments and the non-cash charge related to the accelerated vesting of severed employees’ restricted stock in 2003 in excess of 2004 amounts

 

(2,319

)

Costs in 2003 in connection with the relocation of Washington, D.C. Office accounting operations to the Company’s administrative headquarters in New Jersey

 

(1,123

)

Other, net

 

3,826

 

 

 

$

19,086

 

 

(6)          Results from the write-off of costs associated with an acquisition not consummated.

 

90



 

Income Applicable to Alexander’s

 

Income applicable to Alexander’s (loan interest income, management, leasing, development and commitment fees, and equity in income) was $33,920,000 before $25,340,000 of Alexander’s stock appreciation rights compensation (“SAR”) expense or $8,580,000 net, in the year ended December 31, 2004, compared to income of $30,442,000 before $14,868,000 of SAR expense or $15,574,000 net, in the year ended December 31, 2003, a decrease after SAR expense of $6,994,000.  This decrease resulted primarily from (i) an increase in the Company’s share of Alexander’s SAR expense of $10,472,000, (ii) the Company’s $1,434,000 share of Alexander’s loss on early extinguishment of debt in 2004, partially offset by, (iii) income in 2004 from the commencement of leases with Bloomberg on November 15, 2003 and other tenants in the second half of 2004 at Alexander’s 731 Lexington Avenue property and (iv) the Company’s $1,274,000 share of gain on sale of a land parcel in the quarter ended September 30, 2004.

 

Income from Partially-Owned Entities

 

Below are the condensed statements of operations of the Company’s unconsolidated subsidiaries, as well as the increase (decrease) in income from these partially-owned entities for the years ended December 31, 2004 and 2003:

 

(Amounts in thousands)
For the year ended:

 

Total

 

Newkirk
MLP

 

Temperature
Controlled
Logistics (1)

 

Monmouth
Mall

 

Partially-Owned
Office
Buildings

 

Starwood
Ceruzzi Joint
Venture

 

Other

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

December 31, 2004:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Revenues

 

 

 

$

239,496

 

$

131,053

 

$

24,936

 

$

118,660

 

$

1,649

 

 

 

Expenses:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Operating, general and administrative

 

 

 

(23,495

)

(29,351

)

(9,915

)

(48,329

)

(3,207

)

 

 

Depreciation

 

 

 

(45,134

)

(50,211

)

(6,573

)

(19,167

)

(634

)

 

 

Interest expense

 

 

 

(80,174

)

(45,504

)

(6,390

)

(32,659

)

 

 

 

Other, net

 

 

 

45,344

 

(5,387

)

(3,208

)

975

 

(4,791

)

 

 

Net income (loss)

 

 

 

$

136,037

 

$

600

 

$

(1,150

)

$

19,480

 

$

(6,983

)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Vornado’s interest

 

 

 

22.4

%

47.6

%

50

%

17

%

80

%

 

 

Equity in net income (loss)

 

$

22,860

 

$

24,041

(2)

$

360

 

$

(576

)

$

2,935

 

$

(5,586

)(5)

$

1,686

 

Interest and other income

 

14,459

 

11,396

(3)

(20

)

3,290

 

(207

)

 

 

Fee income

 

6,062

 

 

5,035

 

1,027

 

 

 

 

Income (loss) from partially-owned entities

 

$

43,381

 

$

35,437

 

$

5,375

 

$

3,741

 

$

2,728

 

$

(5,586

)

$

1,686

 

December 31, 2003:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Revenues

 

 

 

$

273,500

 

$

119,605

 

$

24,121

 

$

99,590

 

$

4,394

 

 

 

Expenses:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Operating, general and administrative

 

 

 

(15,357

)

(6,905

)

(10,520

)

(39,724

)

(3,381

)

 

 

Depreciation

 

 

 

(51,777

)

(56,778

)

(4,018

)

(18,491

)

(998

)

 

 

Interest expense

 

 

 

(97,944

)

(41,117

)

(6,088

)

(27,548

)

 

 

 

Other, net

 

 

 

43,083

 

5,710

 

(3,220

)

2,516

 

(866

)

 

 

Net income (loss)

 

 

 

$

151,505

 

$

20,515

 

$

275

 

$

16,343

 

$

(851

)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Vornado’s interest

 

 

 

22.6

%

60

%

50

%

15

%

80

%

 

 

Equity in net income (loss)

 

$

51,057

 

$

33,243

(4)

$

12,869

 

$

138

 

$

2,426

 

$

(681

)(5)

$

3,062

(6)

Interest and other income

 

10,292

 

7,002

 

 

3,290

 

 

 

 

Fee income

 

6,552

 

 

5,547

 

1,005

 

 

 

 

Income (loss) from partially-owned entities

 

$

67,901

 

$

40,245

 

$

18,416

 

$

4,433

 

$

2,426

 

$

(681

)

$

3,062

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Increase (decrease) in income from partially-owned entities

 

$

(24,520

)

$

(4,808

)

$

(13,041

)(2)

$

(692

)

$

302

 

$

(4,905

)(5)

$

(1,376

)(6)

 


See footnotes on following page.

 

91



 

Notes to preceding tabular information:

 

(1)                      On November 18, 2004, the Company’s investment in Americold was consolidated into the accounts of the Company and ceased accounting for the investment on the equity method.

 

(2)                      Includes the Company’s $2,479 share of gains on sale of real estate and the Company’s $2,901 share of impairment losses recorded by Newkirk MLP.

 

(3)                      Includes a gain of $7,494, resulting from the exercise of an option by the Company’s joint venture partner to acquire certain Newkirk MLP units held by the Company.

 

(4)                      Includes the Company’s $9,900 share of gains on sale of real estate and early extinguishment of debt.

 

(5)                      Equity in income for the year ended December 31, 2004 includes the Company’s $3,833 share of an impairment loss.  Equity in income for the year ended December 31, 2003 includes the Company’s $2,271 share of income from the settlement of a tenant bankruptcy claim, partially offset by the Company’s $876 share of a net loss on disposition of leasehold improvements.

 

(6)                      Includes $5,583 for the Company’s share of Prime Group Realty L.P.’s equity in net income of which $4,413 was for the Company’s share of Prime Group’s lease termination fee income.  On May 23, 2003, the Company exchanged the units it owned for common shares and no longer accounts for its investment in the partnership on the equity method.

 

92



 

Interest and Other Investment Income

 

Interest and other investment income (interest income on mortgage loans receivable, other interest income and dividend income) was $203,998,000 for the year ended December 31, 2004, compared to $25,401,000 in the year ended December 31, 2003, an increase of $178,597,000.  This increase results from:

 

(Amounts in thousands)

 

 

 

Income from the mark-to-market of Sears’ option position

 

$

82,734

 

Investment in GMH Communities L.P.:

 

 

 

Net gain on exercise of warrants for 6.7 million GMH limited partnership units

 

29,452

 

Net gain from the mark-to-market of 5.6 million warrants at December 31, 2004

 

24,190

 

Distributions received on $159,000 commitment

 

16,581

 

Increase in interest income on $275,000 GM building mezzanine loans

 

22,187

 

Interest income recognized on the repayment of the Company’s loan to Vornado Operating Company in November 2004

 

4,771

 

Increase in interest income from mezzanine loans in 2004

 

5,495

 

Other, net – primarily $5,655 of contingent interest income in 2003 from the Dearborn Center loan

 

(6,813

)

 

 

$

178,597

 

 

Interest and Debt Expense

 

Interest and debt expense was $242,955,000 for the year ended December 31, 2004, compared to $230,064,000 in the year ended December 31, 2003, an increase of $12,891,000.  This increase is primarily due to (i) $6,379,000 resulting from the consolidation of the Company’s investment in Americold from November 18, 2004 versus equity method accounting prior, (ii) $7,411,000 from an increase in average outstanding debt balances, primarily due to the issuance of $250,000,000 and $200,000,000 of senior unsecured notes in August 2004 and November 2003, respectively, and (iii) $1,206,000 from an increase in the weighted average interest rate on total debt of three basis points.

 

Net Gain on Disposition of Wholly-owned and Partially-owned Assets other than Depreciable Real Estate

 

The following table sets forth the details of net gain on disposition of wholly-owned and partially-owned assets other than depreciable real estate for the years ended December 31, 2004 and 2003:

 

 

 

For the Year Ended
December 31,

 

(Amounts in thousands)

 

2004

 

2003

 

Wholly-owned Assets:

 

 

 

 

 

Gain on sale of residential condominiums units

 

$

776

 

$

282

 

Net (loss) gain on sale of marketable securities

 

(159

)

2,950

 

Loss on settlement of Primestone guarantees

 

 

(1,388

)

Gain on sale of land parcels

 

 

499

 

Partially-owned Assets:

 

 

 

 

 

Net gain on sale of a portion of investment in Americold to Yucaipa

 

18,789

 

 

Other

 

369

 

 

 

 

$

19,775

 

$

2,343

 

 

Perpetual Preferred Unit Distributions of the Operating Partnership

 

Perpetual preferred unit distributions of the Operating Partnership were $69,108,000 for the year ended December 31, 2004, compared to $72,716,000 for the prior year, a decrease of $3,608,000.  This decrease resulted primarily from the redemptions of the Series D-2 preferred units in January 2004 and Series C-1 and D-1 preferred units in the fourth quarter of 2003.

 

Minority Limited Partners’ Interest in the Operating Partnership

 

Minority limited partners’ interest in the Operating Partnership was $88,091,000 for the year ended December 31, 2004 compared to $105,132,000 for the prior year, a decrease of $17,041,000.  This decrease results primarily from a lower minority limited partnership ownership interest due to the conversion of Class A operating partnership units into common shares of the Company during 2003 and 2004, partially offset by higher net income subject to allocation to the minority limited partners.

 

93



 

Discontinued Operations

 

Assets related to discontinued operations consist primarily of real estate, net of accumulated depreciation.  The following table sets forth the balances of the assets related to discontinued operations as of December 31, 2004 and 2003.

 

 

 

December 31,

 

(Amounts in thousands)

 

2004

 

2003

 

400 North LaSalle

 

$

82,624

 

$

80,685

 

Palisades (sold on June 29, 2004)

 

 

138,629

 

Baltimore (Dundalk) (sold on August 12, 2004)

 

 

2,167

 

Vineland

 

908

 

908

 

 

 

$

83,532

 

$

222,389

 

 

The following table sets forth the balances of the liabilities related to discontinued operations (primarily mortgage notes payable) as of December 31, 2004 and 2003.

 

 

 

December 31,

 

(Amounts in thousands)

 

2004

 

2003

 

400 North LaSalle

 

$

5,187

 

$

3,038

 

Palisades (sold on June 29, 2004)

 

 

120,000

 

 

 

$

5,187

 

$

123,038

 

 

The combined results of operations of the assets related to discontinued operations for the years ended December 31, 2004 and 2003 are as follows:

 

 

 

December 31,

 

(Amounts in thousands)

 

2004

 

2003

 

Total Revenues

 

$

14,345

 

$

42,899

 

Total Expenses

 

13,087

 

29,513

 

Net income

 

1,258

 

13,386

 

Gains on sale of real estate

 

75,755

 

161,789

 

Income from discontinued operations

 

$

77,013

 

$

175,175

 

 

On January 9, 2003, the Company sold its Baltimore, Maryland shopping center for $4,752,000, which resulted in a net gain after closing costs of $2,644,000.

 

On October 10, 2003, the Company sold Two Park Avenue, a 965,000 square foot office building, for $292,000,000, which resulted in a net gain on the sale after closing costs of $156,433,000.

 

On November 3, 2003, the Company sold its Hagerstown, Maryland shopping center for $3,100,000, which resulted in a net gain on sale after closing costs of $1,945,000.

 

In anticipation of selling the Palisades Residential Complex, on February 27, 2004, the Company acquired the remaining 25% interest in the Palisades venture it did not previously own for approximately $17,000,000 in cash.  On June 29, 2004, the Company sold the Palisades for $222,500,000, which resulted in a net gain on sale after closing costs of $65,905,000.

 

On August 12, 2004, the Company sold its Dundalk, Maryland shopping center for $12,900,000, which resulted in a net gain on sale after closing costs of $9,850,000.

 

94



 

EBITDA

 

Below are the details of the changes by segment in EBITDA.

 

(Amounts in thousands)

 

Total

 

Office

 

Retail

 

Merchandise
Mart

 

Temperature
Controlled
Logistics

 

Other

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Year ended December 31, 2003

 

$

1,037,896

 

$

768,792

 

$

147,199

 

$

126,704

 

$

77,965

 

$

(82,764

)

2004 Operations:

 

 

 

 

 

 

 

 

 

 

 

 

 

Same store operations(1)

 

 

 

18,793

 

7,333

 

10,144

 

 

 

 

Acquisitions, dispositions and non-same store income and expenses

 

 

 

(152,696

)

23,294

 

(1,918

)

(6,451

)

 

 

Year ended December 31, 2004

 

$

1,204,850

 

$

634,889

 

$

177,826

 

$

134,930

 

$

71,514

 

$

185,691

 

% increase in same store operations

 

 

 

3.1

%(2)

5.5

%

8.9

%(3)

N/A

(4)

 

 

 


(1)          Represents operations which were owned for the same period in each year and excludes non-recurring income and expenses which are included in “acquisitions, dispositions and non-same store income and expenses” above.

 

(2)          EBITDA and the same store percentage increase were $330,689 and 4.4% for the New York City Office portfolio and $304,200 and 1.7% for the Washington, D.C. Office portfolio.

 

(3)          EBITDA and the same store percentage increase reflect the commencement of the WPP Group leases (228 square feet) in the third quarter of 2004 and the Chicago Sun Times lease (127 square feet) in the second quarter of 2004. EBITDA for the year ended December 31, 2004, exclusive of the incremental impact of these leases was $131,296 or a 5.6% same store increase over the prior year.

 

(4)          Not comparable because prior to November 4, 2004, (date the operations of AmeriCold Logistics were combined with Americold Realty Trust), the Company reflected its equity in the rent Americold received from AmeriCold Logistics. Subsequent thereto, the Company reflects its equity in the operations of the combined company.

 

95



 

Supplemental Information

 

Three Months Ended December 31, 2005 and December 31, 2004

 

Below is a summary of Net Income and EBITDA by segment for the three months ended December 31, 2005 and 2004.

 

 

 

For the Three Months Ended December 31, 2005

 

(Amounts in thousands)

 

Total

 

Office (2)

 

Retail (2)

 

Merchandise
Mart (2)

 

Temperature
Controlled
Logistics (3)

 

Toys(4)

 

Other (5)

 

Property rentals

 

$

346,540

 

$

213,558

 

$

52,816

 

$

58,066

 

$

 

$

 

$

22,100

 

Straight-line rents:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Contractual rent increases

 

8,834

 

4,506

 

1,619

 

2,702

 

 

 

7

 

Amortization of free rent

 

5,917

 

4,339

 

2,185

 

(607

)

 

 

 

Amortization of acquired below-market leases, net

 

4,679

 

2,041

 

1,911

 

 

 

 

727

 

Total rentals

 

365,970

 

224,444

 

58,531

 

60,161

 

 

 

22,834

 

Temperature Controlled Logistics

 

253,987

 

 

 

 

253,987

 

 

 

Tenant expense reimbursements

 

54,524

 

31,125

 

18,570

 

4,141

 

 

 

688

 

Fee and other income:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Tenant cleaning fees

 

7,130

 

7,130

 

 

 

 

 

 

Management and leasing fees

 

4,820

 

4,584

 

224

 

12

 

 

 

 

Lease termination fees

 

5,385

 

3,804

 

 

1,581

 

 

 

 

Other

 

5,403

 

4,037

 

67

 

1,299

 

 

 

 

Total revenues

 

697,219

 

275,124

 

77,392

 

67,194

 

253,987

 

 

23,522

 

Operating expenses

 

370,505

 

103,875

 

24,323

 

27,607

 

201,319

 

 

13,381

 

Depreciation and amortization

 

90,506

 

45,720

 

9,207

 

12,283

 

18,125

 

 

5,171

 

General and administrative

 

48,387

 

11,853

 

4,628

 

6,361

 

9,867

 

 

15,678

 

Total expenses

 

509,398

 

161,448

 

38,158

 

46,251

 

229,311

 

 

34,230

 

Operating income (loss)

 

187,821

 

113,676

 

39,234

 

20,943

 

24,676

 

 

(10,708

)

Income applicable to Alexander’s

 

16,907

 

315

 

173

 

 

 

 

16,419

 

Loss applicable to Toys “R” Us

 

(39,966

)

 

 

 

 

(39,966

)

 

Income from partially-owned entities

 

15,643

 

876

 

2,144

 

112

 

571

 

 

11,940

 

Interest and other investment income

 

31,764

 

726

 

174

 

46

 

981

 

 

29,837

 

Interest and debt expense

 

(91,046

)

(37,034

)

(15,370

)

(2,718

)

(14,511

)

 

(21,413

)

Net gain on disposition of wholly-owned and partially-owned assets other than depreciable real estate

 

22,106

 

84

 

 

 

 

 

22,022

 

Minority interest of partially-owned entities

 

(4,770

)

 

 

14

 

(5,007

)

 

223

 

Income (loss) from continuing operations

 

138,459

 

78,643

 

26,355

 

18,397

 

6,710

 

(39,966

)

48,320

 

Loss from discontinued operations

 

(44

)

 

(44

)

 

 

 

 

Income (loss) before allocation to limited partners

 

138,415

 

78,643

 

26,311

 

18,397

 

6,710

 

(39,966

)

48,320

 

Minority limited partners’ interest in the Operating Partnership

 

(12,243

)

 

 

 

 

 

(12,243

)

Perpetual preferred unit distributions of the Operating Partnership

 

(6,211

)

 

 

 

 

 

(6,211

)

Net income (loss)

 

119,961

 

78,643

 

26,311

 

18,397

 

6,710

 

(39,966

)

29,866

 

Interest and debt expense (1)

 

140,505

 

38,319

 

17,797

 

2,868

 

6,905

 

42,176

 

32,440

 

Depreciation and amortization(1)

 

124,053

 

46,642

 

11,286

 

12,499

 

8,652

 

30,644

 

14,330

 

Income tax (benefit) expense

 

(24,031

)

253

 

 

81

 

(191

)

(24,383

)

209

 

EBITDA

 

$

360,488

 

$

163,857

 

$

55,394

 

$

33,845

 

$

22,076

 

$

8,471

 

$

76,845

 

 


See notes on page 98.

 

96



 

 

 

For The Three Months Ended December 31, 2004

 

(Amounts in thousands)

 

Total

 

Office (2)

 

Retail (2)

 

Merchandise
Mart (2)

 

Temperature
Controlled
Logistics (3)

 

Other (4)

 

Property rentals

 

$

327,801

 

$

206,448

 

$

46,038

 

$

57,376

 

$

 

$

17,939

 

Straight-line rents:

 

 

 

 

 

 

 

 

 

 

 

 

 

Contractual rent increases

 

9,703

 

7,117

 

1,320

 

1,175

 

 

91

 

Amortization of free rent

 

7,507

 

3,338

 

2,340

 

1,828

 

 

1

 

Amortization of acquired below market leases, net

 

3,457

 

2,117

 

1,340

 

 

 

 

Total rentals

 

348,468

 

219,020

 

51,038

 

60,379

 

 

18,031

 

Temperature Controlled Logistics

 

87,428

 

 

 

 

87,428

 

 

Expense reimbursements

 

49,430

 

27,285

 

18,525

 

2,706

 

 

914

 

Fee and other income:

 

 

 

 

 

 

 

 

 

 

 

 

 

Tenant cleaning fees

 

8,606

 

8,606

 

 

 

 

 

Management and leasing fees

 

3,560

 

3,278

 

296

 

5

 

 

(19

)

Lease termination fees

 

2,613

 

147

 

 

2,466

 

 

 

Other

 

5,872

 

4,667

 

50

 

1,141

 

 

14

 

Total revenues

 

505,977

 

263,003

 

69,909

 

66,697

 

87,428

 

18,940

 

Operating expenses

 

223,991

 

100,836

 

20,819

 

24,432

 

67,989

 

9,915

 

Depreciation and amortization

 

70,869

 

42,010

 

7,546

 

10,400

 

7,968

 

2,945

 

General and administrative

 

55,066

 

9,820

 

3,681

 

6,791

 

4,264

 

30,510

 

Total expenses

 

349,926

 

152,666

 

32,046

 

41,623

 

80,221

 

43,370

 

Operating income (loss)

 

156,051

 

110,337

 

37,863

 

25,074

 

7,207

 

(24,430

)

Income applicable to Alexander’s

 

4,203

 

88

 

174

 

 

 

3,941

 

Income from partially-owned entities

 

9,739

 

749

 

556

 

64

 

37

 

8,333

 

Interest and other investment income

 

167,333

 

363

 

180

 

22

 

220

 

166,548

 

Interest and debt expense

 

(66,128

)

(31,457

)

(14,144

)

(2,799

)

(6,379

)

(11,349

)

Net gain on disposition of wholly-owned and partially-owned assets other than depreciable real estate

 

18,999

 

369

 

 

 

 

18,630

 

Minority interest of partially-owned entities

 

(157

)

 

 

 

(158

)

1

 

Income from continuing operations

 

290,040

 

80,449

 

24,629

 

22,361

 

927

 

161,674

 

Income (loss) from discontinued operations

 

(51

)

 

(189

)

 

 

138

 

Income before allocation to minority limited partners’

 

289,989

 

80,449

 

24,440

 

22,361

 

927

 

161,812

 

Minority limited partners’ interest in the Operating Partnership

 

(32,647

)

 

 

 

 

(32,647

)

Perpetual preferred unit distributions of the Operating Partnership

 

(17,388

)

 

 

 

 

(17,388

)

Net income

 

239,954

 

80,449

 

24,440

 

22,361

 

927

 

111,777

 

Interest and debt expense (1)

 

78,474

 

32,473

 

15,022

 

3,025

 

7,326

 

20,628

 

Depreciation and amortization(1)

 

78,378

 

42,771

 

8,826

 

10,533

 

8,601

 

7,647

 

Income taxes

 

829

 

113

 

 

573

 

79

 

64

 

EBITDA

 

$

397,635

 

$

155,806

 

$

48,288

 

$

36,492

 

$

16,933

 

$

140,116

 

 


See notes on following page.

 

97



 

Notes to preceding tabular information:

 

(1)          Interest and debt expense and depreciation and amortization included in the reconciliation of net income to EBITDA reflects amounts which are netted in income from partially-owned entities.

 

(2)          In the first quarter of 2005, the Company began redevelopment of a portion of 7 West 34th Street into a permanent showroom building for the giftware industry. As of January 1, 2005, the Company transferred the operations and financial results related to the office component of this asset from the New York City Office division to the Merchandise Mart division for both the current and prior periods presented. The operations and financial results related to the retail component of this asset were transferred to the Retail division for both current and prior periods presented.

 

(3)          Operating results for the three months ended December 31, 2005 and 2004, reflect the consolidation of the Company’s investment in Americold beginning on November 18, 2004. Previously, this investment was accounted for on the equity method.

 

(4)          Equity in net loss from Toys for the three months ended December 31, 2005 represents (i) $44,812,000 for the Company’s share of Toys net loss for Toys’ third quarter ended October 29, partially offset by (ii) $3,710,000 of interest income for the Company’s share of Toys’ bridge loan and (iii) $1,136,000 of management fees.

 

(5)          Other EBITDA is comprised of:

 

 

 

For the Three Months
Ended December 31,

 

(Amounts in thousands)

 

2005

 

2004

 

Alexander’s

 

$

23,909

 

$

8,839

 

Newkirk MLP

 

18,743

 

16,286

 

Hotel Pennsylvania

 

8,372

 

7,680

 

GMH Communities L.P. in 2005 and Student Housing in 2004

 

2,626

 

186

 

Industrial warehouses

 

1,629

 

1,506

 

Other investments

 

4,621

 

 

 

 

59,900

 

34,497

 

Minority limited partners’ interest in the Operating Partnership

 

(12,243

)

(32,647

)

Perpetual preferred unit distributions of the Operating Partnership

 

(6,211

)

(17,388

)

Corporate general and administrative expenses

 

(14,604

)

(29,488

)

Investment income and other

 

27,981

 

184,312

 

Net gain on disposition of investment in 3700 Las Vegas Boulevard

 

12,110

 

 

Net gains on sale of marketable securities

 

9,912

 

 

Discontinued operations

 

 

830

 

 

 

$

76,845

 

$

140,116

 

 

98



 

Below are the details of the changes by segment in EBITDA for the three months ended December 31, 2005 compared to the three months ended December 31, 2004.

 

(Amounts in thousands)

 

Total

 

Office

 

Retail

 

Merchandise
Mart

 

Temperature
Controlled
Logistics

 

Toys

 

Other

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

For the three months ended December 31, 2004

 

$

397,635

 

$

155,806

 

$

48,288

 

$

36,492

 

$

16,933

 

$

 

$

140,116

 

2005 Operations:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Same store operations(1)

 

 

 

3,349

 

479

 

1,432

 

 

 

 

 

Acquisitions, dispositions and non-same store income and expenses

 

 

 

4,702

 

6,627

 

(4,079

)

5,143

 

8,471

 

 

 

For the three months ended December 31, 2005

 

$

360,488

 

$

163,857

 

$

55,394

 

$

33,845

 

$

22,076

 

$

8,471

 

$

76,845

 

% increase in same store operations

 

 

 

2.2

%(2)

1.1

%

4.6

%

N/A

(3)

N/A

 

 

 

 


(1)

 

Represents operations which were owned for the same period in each year and excludes non-recurring income and expenses which are included in “acquisitions, dispositions and non same store income and expenses” above.

 

 

 

(2)

 

EBITDA and same store percentage increase (decrease) was $90,468 and 5.0% for the New York City Office portfolio and $73,389 and (1.2%) for the Washington, D.C. Office portfolio.

 

 

 

(3)

 

Not comparable because prior to November 4, 2004, (date the operations of AmeriCold Logistics were combined with Americold), the Company reflected its equity in the rent Americold received from AmeriCold Logistics. Subsequent thereto, the Company reflects its equity in the operations of the combined company.

 

99



 

The Company’s revenues and expenses are subject to seasonality during the year which impacts quarter-by-quarter net earnings, cash flows and funds from operations. The business of Toys is highly seasonal. Historically, Toys’ fourth quarter net income, which the Company records on a one-quarter lag basis in its first quarter, accounts for more than 80% of Toys’ fiscal year net income. The Office and Merchandise Mart segments have historically experienced higher utility costs in the third quarter of the year. The Merchandise Mart segment also has experienced higher earnings in the second and fourth quarters of the year due to major trade shows occurring in those quarters. The Retail segment revenue in the fourth quarter is typically higher due to the recognition of percentage rental income. The Temperature Controlled Logistics segment has experienced higher earnings in the fourth quarter due to higher activity and occupancy in its warehouse operations due to the holiday season’s impact on the food industry.

 

Below are the details of the changes by segment in EBITDA for the three months ended December 31, 2005 compared to the three months ended September 30, 2005:

 

(Amounts in thousands)

 

Total

 

Office

 

Retail

 

Merchandise
Mart

 

Temperature
Controlled
Logistics

 

Toys

 

Other

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

For the three months ended September 30, 2005

 

$

227,592

 

$

150,944

 

$

56,791

 

$

33,042

 

$

19,248

 

$

6,389

 

$

(38,822

)

2005 Operations:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Same store operations(1)

 

 

 

10,734

 

649

 

2,641

 

2,828

 

 

 

 

Acquisitions, dispositions and non-same store income and expenses

 

 

 

2,179

 

(2,046

)

(1,838

)

 

2,082

 

 

 

For the three months ended December 31, 2005

 

$

360,488

 

$

163,857

 

$

55,394

 

$

33,845

 

$

22,076

 

$

8,471

 

$

76,845

 

% increase in same store operations

 

 

 

7.2

%(2)

1.3

%

8.7

%(3)

14.7

%

N/A

 

 

 

 


(1)          Represents operations which were owned for the same period in each year and excludes non-recurring income and expenses which are included in “acquisitions, dispositions and non-same store income and expenses” above.

 

(2)          EBITDA and same store percentage increase was $90,468 and 7.8% for the New York City Office portfolio and $73,389 and 6.5% for the Washington, D.C. Office portfolio. The same store percentage changes reflect seasonally lower utility costs in the fourth quarter than the third quarter, of which $4,584 relates to the New York City Office portfolio and $2,871 relates to the Washington D.C. Office portfolio. The same store operations exclusive of the seasonal change in utilities increased by 2.1% for the New York City Office portfolio and increased by 2.3% for the Washington, D.C. Office portfolio.

 

(3)          Primarily due to seasonality of trade show operations.

 

Below is a reconciliation of net income and EBITDA for the three months ended September 30, 2005.

 

(Amounts in thousands)

 

Total

 

Office

 

Retail

 

Merchandise
Mart

 

Temperature
Controlled
Logistics

 

Toys

 

Other

 

Net income (loss) for the three months ended September 30, 2005

 

$

38,742

 

$

69,677

 

$

30,243

 

$

20,016

 

$

2,941

 

$

(530

)

$

(83,605

)

Interest and debt expense

 

100,355

 

37,178

 

17,178

 

2,917

 

6,738

 

4,613

 

31,731

 

Depreciation and amortization

 

87,455

 

43,455

 

9,370

 

9,670

 

8,722

 

3,295

 

12,943

 

Income tax expense (benefit)

 

1,040

 

634

 

 

439

 

847

 

(989

)

109

 

EBITDA for the three months ended September 30, 2005

 

$

227,592

 

$

150,944

 

$

56,791

 

$

33,042

 

$

19,248

 

$

6,389

 

$

(38,822

)

 

100



 

Investment in Americold Realty Trust

 

Prior to November 18, 2004, the Company owned a 60% interest in Vornado Crescent Portland Partnership (“VCPP”) which owned Americold Realty Trust (“Americold”). Americold owned 88 temperature controlled warehouses, all of which were leased to AmeriCold Logistics. On November 4, 2004, Americold purchased its tenant, AmeriCold Logistics, for $47,700,000 in cash. On November 18, 2004, the Company and its 40% partner, Crescent Real Estate Equities Company (“CEI”) collectively sold 20.7% of Americold’s common shares to The Yucaipa Companies (“Yucaipa”) for $145,000,000, which resulted in a gain, of which the Company’s share was $18,789,000. The sale price was based on a $1.450 billion valuation for Americold before debt and other obligations. Yucaipa is a private equity firm with significant expertise in the food distribution, logistics and retail industries. Upon closing of the sale to Yucaipa on November 18, 2004, Americold is owned 47.6% by the Company, 31.7% by CEI and 20.7% by Yucaipa.

 

Pursuant to the sales agreement: (i) Yucaipa may be entitled to receive up to 20% of the increase in the value of Americold, realized through the sale of a portion of the Company’s and CEI’s interests in Americold subject to limitations, provided that Americold’s Threshold EBITDA, as defined, exceeds $133,500,000 at December 31, 2007; (ii) the annual asset management fee payable by CEI to the Company has been reduced from approximately $5,500,000 to $4,548,000, payable quarterly through October 30, 2027. CEI, at its option, may terminate the payment of this fee at any time after November 2009, by paying the Company a termination fee equal to the present value of the remaining payments through October 30, 2027, discounted at 10%. In addition, CEI is obligated to pay a pro rata portion of the termination fee to the extent it sells a portion of its equity interest in Americold; and (iii) VCPP was dissolved. The Company has the right to appoint three of the five members to Americold’s Board of Trustees. Consequently, the Company is deemed to exercise control over Americold and, on November 18, 2004, the Company began to consolidate the operations and financial position of Americold into its accounts and no longer accounts for its investment on the equity method.

 

The following is a pro forma presentation of the results of operations of Americold for the three months and year ended December 31, 2004, giving effect to the acquisition of AmeriCold Logistics as if it had occurred on January 1, 2004 as compared to the actual results for the comparable periods in the current year.

 

 

 

For the Year Ended 
December 31,

 

For the Three Months Ended 
December 31,

 

(Amounts in thousands)

 

2005

 

2004

 

2005

 

2004

 

Revenue

 

$

846,881

 

$

701,707

 

$

253,987

 

$

191,595

 

Cost of operations

 

662,341

 

545,971

 

200,957

 

146,686

 

Gross margin

 

184,540

 

155,736

 

53,030

 

44,909

 

Depreciation, depletion and amortization

 

73,776

 

72,059

 

18,125

 

17,622

 

Interest expense

 

56,272

 

52,443

 

14,511

 

13,894

 

General and administrative expense

 

40,925

 

33,815

 

9,867

 

6,930

 

Other (income) expense, net

 

(2,792

)

6,497

 

(824

)

4,573

 

Net income (loss)

 

16,359

 

(9,078

)

11,351

 

1,890

 

Depreciation and amortization

 

73,776

 

72,059

 

18,125

 

17,622

 

Interest expense

 

56,272

 

52,443

 

14,511

 

13,894

 

Income tax expense (benefit)

 

2,679

 

875

 

(403

)

60

 

EBITDA

 

$

149,086

 

$

116,299

 

$

43,584

 

$

33,466

 

Same store % increase

 

14.2

%

 

 

9.1

%

 

 

 

The Company’s actual share of net income and EBITDA for 2005 and pro forma share for 2004 are as follows:

 

The Company’s pro rata share:

 

 

 

 

 

 

 

 

 

Net income (loss)

 

$

7,784

(1)

$

(4,319

)(2)

$

5,401

(1)

$

899

(2)

EBITDA

 

$

70,935

(1)

$

55,335

(2)

$

20,737

(1)

$

15,923

(2)

 


(1)

 

Amounts reported by the Company for the three months and year ended December 31, 2005 include asset management fees of $1,010 and $4,832, respectively, which are not included in the above table.

(2)

 

Actual results reported by the Company for these periods was based on a 60% ownership interest through November 18, 2004, as compared to the pro forma ownership interest of 47.6% used in the above table. In addition, the Company earned asset management fees for the three months and year ended December 31, 2004 of $1,310 and $5,824, which are not included in the above table.

 

101



 

Related Party Transactions

 

Loan and Compensation Agreements

 

On December 22, 2005, Steven Roth, the Company’s Chief Executive Officer, repaid to the Company his $13,122,500 outstanding loan which was scheduled to mature in January 2006. Pursuant to a credit agreement dated November 1999, Mr. Roth may draw up to $15,000,000 of loans from the Company on a revolving basis. Each loan bears interest, payable quarterly, at the applicable Federal rate on the date the loan is made and matures on the sixth anniversary of such loan. Loans are collateralized by assets with a value of not less than two times the amount outstanding. On December 23, 2005, Mr. Roth borrowed $13,122,500 under this facility, which bears interest at 4.45% per annum and matures on December 23, 2011.

 

At December 31, 2005, the balance of the loan due from Michael Fascitelli, the Company’s President, in accordance with his employment agreement was $8,600,000. The loan matures in December 2006 and bears interest, payable quarterly, at a weighted average rate of 3.97% (based on the applicable Federal rate).

 

Effective January 1, 2002, the Company extended its employment agreement with Mr. Fascitelli for a five-year period through December 31, 2006. Pursuant to the extended employment agreement, Mr. Fascitelli is entitled to receive a deferred payment on December 31, 2006 of 626,566 Vornado common shares which are valued for compensation purposes at $27,500,000 (the value of the shares on March 8, 2002, the date the extended employment agreement was executed). The shares are held in a rabbi trust for the benefit of Mr. Fascitelli and vested 100% on December 31, 2002. The extended employment agreement does not permit diversification, allows settlement of the deferred compensation obligation by delivery of these shares only, and permits the deferred delivery of these shares. The value of these shares was amortized ratably over the one-year vesting period as compensation expense.

 

Pursuant to the Company’s annual compensation review in February 2002 with Joseph Macnow, the Company’s Chief Financial Officer, the Compensation Committee approved a $2,000,000 loan to Mr. Macnow, bearing interest at the applicable federal rate of 4.65% per annum and due in June 2007. The loan was funded on July 23, 2002 and is collateralized by assets with a value of not less than two times the loan amount.

 

On February 22, 2005, the Company and Sandeep Mathrani, Executive Vice President – Retail Division, entered into a new employment agreement. Pursuant to the agreement, the Company granted Mr. Mathrani (i) 16,836 restricted shares of the Company’s stock, (ii) stock options to acquire 300,000 of the Company’s common shares at an exercise price of $71.275 per share and (iii) the right to receive 200,000 stock options over the next two years at the then prevailing market price. In addition, Mr. Mathrani repaid the $500,000 loan the Company provided him under his prior employment agreement.

 

On March 11, 2004, the Company loaned $2,000,000 to Melvyn Blum, an executive officer of the Company, pursuant to the revolving credit facility contained in his January 2000 employment agreement. Melvyn Blum resigned effective July 15, 2005. In accordance with the terms of his employment agreement, his $2,000,000 outstanding loan as of June 30, 2005 was repaid on August 14, 2005.

 

Transactions with Affiliates and Officers and Trustees of the Company

 

Alexander’s

 

The Company owns 33% of Alexander’s. Mr. Roth and Mr. Fascitelli are officers and directors of Alexander’s, the Company provides various services to Alexander’s in accordance with management, development and leasing agreements. These agreements are described in Note 5 - Investments in Partially-Owned Entities to the Company’s consolidated financial statements in this annual report on Form 10-K.

 

On December 29, 2005, Michael Fascitelli, the Company’s President and President of Alexander’s, exercised 350,000 of his Alexander’s stock appreciation rights (“SARs”) which were scheduled to expire in December 2006 and received $173.82 for each SAR exercised, representing the difference between Alexander’s stock price of $247.70 (the average of the high and low market price) on the date of exercise and the exercise price of $73.88. This exercise was consistent with Alexander’s tax planning.

 

On January 10, 2006, the Omnibus Stock Plan Committee of the Board of Directors of Alexander’s granted Mr. Fascitelli a SAR covering 350,000 shares of Alexander’s common stock. The exercise price of the SAR is $243.83 per share of common stock, which was the average of the high and low trading price of Alexander’s common stock on date of grant. The SAR will become exercisable on July 10, 2006, provided Mr. Fascitelli is employed with Alexander’s on such date, and will expire on March 14, 2007. Mr. Fascitelli’s early exercise and Alexander’s related tax consequences were factors in Alexander’s decision to make the new grant to him.

 

102



 

Interstate Properties

 

As of December 31, 2005, Interstate Properties and its partners beneficially owned approximately 9.2% of the common shares of beneficial interest of the Company and 27.7% of Alexander’s common stock. Interstate Properties is a general partnership in which Steven Roth, David Mandelbaum and Russell B. Wight, Jr. are the partners. Mr. Roth is the Chairman of the Board and Chief Executive Officer of the Company, the managing general partner of Interstate Properties, and the Chief Executive Officer and a director of Alexander’s. Messrs. Mandelbaum and Wight are trustees of the Company and also directors of Alexander’s.

 

The Company manages and leases the real estate assets of Interstate Properties pursuant to a management agreement for which the Company receives an annual fee equal to 4% of annual base rent and percentage rent. The management agreement has a term of one year and is automatically renewable unless terminated by either of the parties on sixty days’ notice at the end of the term. The Company believes based upon comparable fees charged by other real estate companies that its terms are fair to the Company. The Company earned $791,000, $726,000 and $703,000 of management fees under the management agreement for the years ended December 31, 2005, 2004 and 2003. In addition, during fiscal year 2003, as a result of a previously existing leasing arrangement with Alexander’s, Alexander’s paid to Interstate $587,000, for the leasing and other services actually rendered by the Company. Upon receipt of these payments, Interstate promptly paid them over to the Company without retaining any interest therein. This arrangement was terminated at the end of 2003 and all payments by Alexander’s thereafter for these leasing and other services are made directly to the Company.

 

Vornado Operating Company (“Vornado Operating”)

 

In October 1998, Vornado Operating was spun off from the Company in order to own assets that the Company could not itself own and conduct activities that the Company could not itself conduct. Vornado Operating’s primary asset was its 60% investment in AmeriCold Logistics, which leased 88 refrigerated warehouses from Americold, owned 60% by the Company. On November 4, 2004, Americold purchased its tenant, AmeriCold Logistics, for $47,700,000 in cash. As part of this transaction, Vornado Operating repaid the $21,989,000 balance of its loan to the Company as well as $4,771,000 of unpaid interest. Because the Company fully reserved for the interest income on this loan beginning in January 2002, it recognized $4,771,000 of income upon collection in the fourth quarter 2004.

 

In November 2004, a class action shareholder derivative lawsuit was brought in the Delaware Court of Chancery against Vornado Operating, its directors and the Company. The lawsuit sought to enjoin the dissolution of Vornado Operating, rescind the previously completed sale of AmeriCold Logistics (owned 60% by Vornado Operating) to Americold (owned 60% by the Company) and damages. In addition, the plaintiffs claimed that the Vornado Operating directors breached their fiduciary duties. On November 24, 2004, a stipulation of settlement was entered into under which the Company agreed to settle the lawsuit with a payment of approximately $4,500,000 or about $1 per Vornado Operating share or partnership unit before litigation expenses. The Company accrued the proposed settlement payment and related legal costs as part of “general and administrative expense” in the fourth quarter of 2004. On March 22, 2005, the Court approved the settlement.

 

103



 

Other

 

On January 1, 2003, the Company acquired BMS, a company which provides cleaning and related services principally to the Company’s Manhattan office properties, for $13,000,000 in cash from the estate of Bernard Mendik and certain other individuals including David R. Greenbaum, an executive officer of the Company. The Company paid BMS $53,024,000, for the year ended December 31, 2002, for services rendered to the Company’s Manhattan office properties. Although the terms and conditions of the contracts pursuant to which these services were provided were not negotiated at arms length, the Company believes based upon comparable amounts charged to other real estate companies that the terms and conditions of the contracts were fair to the Company.

 

On August 4, 2003, the Company completed the acquisition of 2101 L Street, a 370,000 square foot office building located in Washington D.C. The consideration for the acquisition consisted of approximately 1.1 million newly issued Operating Partnership units (valued at approximately $49,517,000) and the assumption of existing mortgage debt and transaction costs totaling approximately $32,000,000. Robert H. Smith and Robert P. Kogod, trustees of Vornado, together with family members, owned approximately 24 percent of the limited partnership that sold the building and Mr. Smith was a general partner. On August 5, 2003, the Company repaid the mortgage of $29,056,000.

 

On October 7, 2003, the Company acquired a 2.5% interest in the planned redevelopment of Waterfront (described in Note 3) for $2,171,000, of which the Company paid $1,545,000 in cash and issued 12,500 Operating Partnership units valued at $626,000. The partnership units were issued to Mitchell N. Schear, one of the partners in the Waterfront interest, and the President of the Company’s CESCR division.

 

On July 1, 2004, the Company acquired the Marriott hotel located in its Crystal City office complex from a limited partnership in which Robert H. Smith and Robert P. Kogod, trustees of the Company, together with family members, own approximately 67 percent. The purchase price of $21,500,000 was paid in cash. The hotel contains 343 rooms and is leased to an affiliate of Marriott International, Inc. until July 31, 2015, with one 10-year extension option. The land under the hotel was acquired in 1999.

 

On October 1, 2004, the Company increased its ownership interest in the Investment Building in Washington, D.C. to 5% by acquiring an additional 2.8% interest for $2,240,000 in cash. The Company’s original interest in the property was acquired in connection with the acquisition of the Kaempfer Company in April 2003. Mitchell N. Schear, President of the Company’s Washington, D.C. Office division and other former members of Kaempfer management were also partners in the Investment Building partnership.

 

On December 20, 2005, the Company acquired a 46% partnership interest in, and became co-general partner of, partnerships that own a complex in Rosslyn, Virginia, containing four office buildings with an aggregate of 714,000 square feet and two apartment buildings containing 195 rental units. The consideration for the acquisition consisted of 734,486 newly issued Vornado Realty L.P. partnership units (valued at $61,814,000) and $27,300,000 of its pro-rata share of existing debt. Of the partnership interest acquired, 19% was from Robert H. Smith and Robert P. Kogod, trustees of Vornado, and their family members, representing all of their interest in the partnership.

 

104



 

Liquidity and Capital Resources

 

The Company anticipates that cash from continuing operations over the next twelve months will be adequate to fund its business operations, dividends to shareholders and distributions to unitholders of the Operating Partnership and recurring capital expenditures, and together with existing cash balances, will be greater than its anticipated cash requirements, including development and redevelopment expenditures and debt amortization. Capital requirements for significant acquisitions may require funding from borrowings or equity offerings.

 

The Company’s believes that it has complied with the financial covenants required by its revolving credit facility and its senior unsecured notes due 2007, 2009, 2010 and 2025, and that as of December 31, 2005, it has the ability to incur a substantial amount of additional indebtedness. As at December 31, 2005, the Company has an effective shelf registration under which the Company can offer an aggregate of approximately $836,750,000 of equity securities and Vornado Realty L.P. can offer an aggregate of $4,510,000,000 of debt securities.

 

Certain Future Cash Requirements

 

For 2006 the Company has budgeted approximately $173,500,000 for capital expenditures excluding acquisitions as follows:

 

(Amounts in millions except square foot 
data)

 

Total

 

New York
City Office

 

Washington
DC Office

 

Retail

 

Merchandise
Mart

 

Other (1)

 

Expenditures to maintain assets

 

$

70.0

 

$

18.0

 

$

17.0

 

$

2.0

 

$

13.0

 

$

20.0

 

Tenant improvements

 

76.0

 

16.0

 

40.5

 

4.6

 

14.9

 

 

 

Leasing commissions

 

27.5

 

6.0

 

14.5

 

2.4

 

4.6

 

 

Total Tenant Improvements and Leasing Commissions

 

103.5

 

22.0

 

55.0

 

7.0

 

19.5

 

 

Per square foot

 

 

 

$

35.00

 

$

16.20

 

$

15.40

 

$

15.00

(2)

$

 

Per square foot per annum

 

 

 

$

3.60

 

$

2.70

 

$

1.40

 

$

3.00

(2)

$

 

Total Capital Expenditures and Leasing Commissions

 

$

173.5

 

$

40.0

 

$

72.0

 

$

9.0

 

$

32.5

 

$

20.0

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Square feet budgeted to be leased (in thousands)

 

 

 

650

 

2,650

 

450

 

1,300

 

 

 

Weighted average lease term

 

 

 

9.5

 

6.0

 

11.0

 

5.0

 

 

 

 


(1)

 

Americold, Hotel Pennsylvania, Paramus Office and Warehouses.

 

 

 

(2)

 

Tenant improvements and leasing commissions per square foot budgeted for 2006 leasing activity are $33.75 ($5.80 per annum) and $10.00 ($1.90 per annum) for Merchandise Mart office and showroom space, respectively.

 

In addition to the capital expenditures reflected above, the Company is currently engaged in certain development and redevelopment projects for which it has budgeted approximately $718,500,000. Of this amount, $228,000,000 is estimated to be expended in 2006.

 

The table above excludes the anticipated 2006 capital expenditures of Alexander’s, Newkirk MLP, Toys “R” Us or any other partially-owned entity that is not consolidated by the Company, as these entities are expected to fund their own cash requirements without additional equity contributions from the Company.

 

105



 

Financing Activities and Contractual Obligations

 

Below is a schedule of the Company’s contractual obligations and commitments at December 31, 2005.

 

(Amounts in thousands)

 

Total

 

Less than
1 Year

 

1 – 3 Years

 

3 – 5 Years

 

Thereafter

 

Contractual Cash Obligations:

 

 

 

 

 

 

 

 

 

 

 

Mortgages and Notes Payable (principal and interest)

 

$

6,703,189

 

$

669,796

 

$

1,563,391

 

$

1,614,495

 

$

2,855,507

 

Senior Unsecured Notes due 2007

 

539,750

 

26,500

 

513,250

 

 

 

Senior Unsecured Notes due 2009

 

288,438

 

11,250

 

22,500

 

254,688

 

 

Senior Unsecured Notes due 2010

 

244,333

 

9,500

 

19,000

 

215,833

 

 

Exchangeable Senior Debentures due 2025

 

872,969

 

19,375

 

38,750

 

38,750

 

776,094

 

Americold Revolving Credit Facility

 

9,151

 

9,151

 

 

 

 

Operating leases

 

1,066,912

 

26,913

 

50,339

 

45,880

 

943,780

 

Purchase obligations, primarily construction commitments

 

26,658

 

26,658

 

 

 

 

Capital lease obligations

 

64,225

 

10,004

 

15,308

 

12,412

 

26,501

 

Total Contractual Cash Obligations

 

$

9,815,625

 

$

809,147

 

$

2,222,538

 

$

2,182,058

 

$

4,601,882

 

 

 

 

 

 

 

 

 

 

 

 

 

Commitments:

 

 

 

 

 

 

 

 

 

 

 

Capital commitments to partially-owned entities

 

$

40,800

 

$

20,800

 

$

10,000

 

$

10,000

 

$

 

Standby letters of credit

 

40,962

 

40,962

 

 

 

 

Mezzanine loan commitments

 

30,530

 

30,530

 

 

 

 

Other Guarantees

 

 

 

 

 

 

Total Commitments

 

$

112,292

 

$

92,292

 

$

10,000

 

$

10,000

 

$

 

 

At December 31, 2005, the Company’s $600,000,000 revolving credit facility, which expires in July 2006, had a zero outstanding balance and $22,311,000 was reserved for outstanding letters of credit. This facility contains financial covenants, which require the Company to maintain minimum interest coverage and maximum debt to market capitalization, and provides for higher interest rates in the event of a decline in the Company’s ratings below Baa3/BBB. At December 31, 2005, Americold’s $30,000,000 revolving credit facility had a $9,076,000 outstanding balance and $17,000,000 was reserved for outstanding letters of credit. This facility requires Americold to maintain, on a trailing four-quarter basis, a minimum of $30,000,000 of free cash flow, as defined. Both of these facilities contain customary conditions precedent to borrowing, including representations and warranties and also contain customary events of default that could give rise to accelerated repayment, including such items as failure to pay interest or principal.

 

On March 29, 2005, the Company completed a public offering of $500,000,000 principal amount of 3.875% exchangeable senior debentures due 2025 pursuant to an effective registration statement. The notes were sold at 98.0% of their principal amount. The net proceeds from this offering, after the underwriters’ discount were approximately $490,000,000. The debentures are exchangeable, under certain circumstances, for common shares of the Company at a current exchange rate of 11.062199 (initial exchange rate of 10.9589) common shares per $1,000 of principal amount of debentures. The Company may elect to settle any exchange right in cash. The debentures permit the Company to increase its common dividend 5% per annum, cumulatively, without an increase to the exchange rate. The debentures are redeemable at the Company’s option beginning in 2012 for the principal amount plus accrued and unpaid interest. Holders of the debentures have the right to require the issuer to repurchase their debentures in 2012, 2015 and 2020 and in the event of a change in control.

 

The Company has made acquisitions and investments in partially-owned entities for which it is committed to fund additional capital aggregating $40,800,000. Of this amount, $25,000,000 relates to capital expenditures to be funded over the next six years at the Springfield Mall, in which it has a 97.5% interest.

 

In addition to the above, on November 10, 2005, the Company committed to fund up to $30,530,000 of the junior portion of a $173,000,000 construction loan to an entity developing a mix-use building complex in Boston, Massachusetts, at the north end of the Boston Harbor. The Company will earn current-pay interest at 30-day LIBOR plus 11%. The loan will mature in November 2008, with a one-year extension option. The Company anticipates funding all or portions of the loan beginning in 2006.

 

106



 

The Company carries comprehensive liability and all risk property insurance ((i) fire, (ii) flood, (iii) extended coverage, (iv) “acts of terrorism” as defined in the Terrorism Risk Insurance Extension Act of 2005 which expires in 2007 and (v) rental loss insurance) with respect to its assets. Below is a summary of the current all risk property insurance and terrorism risk insurance in effect through September 2006 for each of the following business segments:

 

 

 

Coverage Per Occurrence

 

 

 

 

All Risk (1)

 

 

Sub-Limits for Acts
of Terrorism

 

 

New York City Office

 

$

1,400,000,000

 

 

$

750,000,000

 

 

Washington, D.C. Office

 

1,400,000,000

 

 

750,000,000

 

 

Retail

 

500,000,000

 

 

500,000,000

 

 

Merchandise Mart

 

1,400,000,000

 

 

750,000,000

 

 

Temperature Controlled Logistics

 

225,000,000

 

 

225,000,000

 

 

 


(1)                      Limited as to terrorism insurance by the sub-limit shown in the adjacent column.

 

In addition to the coverage above, the Company carries lesser amounts of coverage for terrorist acts not covered by the Terrorism Risk Insurance Extension Act of 2005.

 

The Company’s debt instruments, consisting of mortgage loans secured by its properties (which are generally non-recourse to the Company), its senior unsecured notes due 2007, 2009 and 2010, its exchangeable senior debentures due 2025 and its revolving credit agreements, contain customary covenants requiring the Company to maintain insurance. Although the Company believes that it has adequate insurance coverage under these agreements, the Company may not be able to obtain an equivalent amount of coverage at reasonable costs in the future. Further, if lenders insist on greater coverage than the Company is able to obtain, or if the Terrorism Risk Insurance Extension Act of 2005 is not extended past 2007, it could adversely affect the Company’s ability to finance and/or refinance its properties and expand its portfolio.

 

Each of the Company’s properties has been subjected to varying degrees of environmental assessment at various times. The environmental assessments did not reveal any material environmental contamination. However, there can be no assurance that the identification of new areas of contamination, changes in the extent or known scope of contamination, the discovery of additional sites, or changes in cleanup requirements would not result in significant costs to the Company.

 

On January 8, 2003, Stop & Shop filed a complaint with the United States District Court for the District of New Jersey (“USDC-NJ”) claiming the Company has no right to reallocate and therefore continue to collect $5,000,000 of annual rent from Stop & Shop pursuant to the Master Agreement and Guaranty. On May 17, 2005, the Company filed a motion for summary judgment. On July 15, 2005, Stop & Shop opposed the Company’s motion and filed a cross-motion for summary judgment. On December 13, 2005, the Court issued its decision denying the motions for summary judgment. The Company intends to pursue its claims against Stop & Shop vigorously. There are various other legal actions against the Company in the ordinary course of business. In the opinion of management, after consultation with legal counsel, the outcome of such matters will not have a material effect on the Company’s financial condition, results of operations or cash flow.

 

The Company enters into agreements for the purchase and resale of U.S. government obligations for periods of up to one week. The obligations purchased under these agreements are held in safekeeping in the name of the Company by various money center banks. The Company has the right to demand additional collateral or return of these invested funds at any time the collateral value is less than 102% of the invested funds plus any accrued earnings thereon. The Company had $177,650,000 and $23,110,000 of cash invested in these agreements at December 31, 2005 and 2004, respectively.

 

From time to time, the Company has disposed of substantial amounts of real estate to third parties for which, as to certain properties, it remains contingently liable for rent payments or mortgage indebtedness that cannot be quantified by the Company.

 

107



 

Cash Flows for the Year Ended December 31, 2005

 

Cash and cash equivalents were $294,504,000 at December 31, 2005, as compared to $599,282,000 at December 31, 2004, a decrease of $304,778,000.

 

Cash flows provided by operating activities of $762,678,000 was primarily comprised of (i) net income of $539,604,000, (ii) adjustments for non-cash items of $221,296,000, (iii) distributions of income from partially-owned entities of $40,152,000, partially offset by (iv) a net change in operating assets and liabilities of $32,374,000. The adjustments for non-cash items were primarily comprised of (i) depreciation and amortization of $346,775,000, (ii) minority limited partners’ interest in the Operating Partnership of $66,755,000, (iii) perpetual preferred unit distributions of the Operating Partnership of $48,102,000, which includes the write-off of perpetual preferred unit issuance costs upon their redemption of $19,017,000, partially offset by (iv) net gains on mark-to-market of derivatives of $73,953,000 (Sears, McDonald’s and GMH warrants), (v) equity in net income of partially-owned entities, including Alexander’s and Toys, of $54,691,000, (vi) the effect of straight-lining of rental income of $50,064,000, (vii) net gains on sale of real estate of $31,614,000, (viii) net gains on dispositions of wholly-owned and partially-owned assets other than real estate of $39,042,000, and (ix) amortization of below market leases, net of above market leases of $13,797,000.

 

Net cash used in investing activities of $1,751,284,000 was primarily comprised of (i) investments in partially-owned entities of $971,358,000, (ii) acquisitions of real estate and other of $889,369,000, (iii) investment in notes and mortgages receivable of $307,050,000, (iv) purchases of marketable securities, including McDonalds derivative position, of $242,617,000, (v) development and redevelopment expenditures of $176,486,000 (see details below), (vi) capital expenditures of $68,443,000, partially offset by, (vii) repayments received on notes receivable of $383,050,000, (viii) distributions of capital from partially-owned entities of $260,764,000, including a $124,000,000 repayment of loan to Alexander’s and a $73,184,000 repayment of a bridge loan to Toys “R” Us, (ix) proceeds from the sale of marketable securities of $115,974,000, and (x) proceeds from the sale of real estate of $126,584,000.

 

Below are the details of capital expenditures, leasing commissions and development and redevelopment expenditures and a reconciliation of total expenditures on an accrual basis to the cash expended in the year ended December 31, 2005.

 

(Amounts in thousands)

 

Total

 

New York
City Office

 

Washington,
D.C. Office

 

Retail

 

Merchandise
Mart

 

Temperature
Controlled
Logistics

 

Other

 

Capital Expenditures (Accrual basis):

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Expenditures to maintain the assets:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Recurring

 

$

53,613

 

$

13,090

 

$

13,688

 

$

500

 

$

10,961

 

$

14,953

 

$

421

 

Non-recurring

 

 

 

 

 

 

 

 

 

 

53,613

 

13,090

 

13,688

 

500

 

10,961

 

14,953

 

421

 

Tenant improvements:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Recurring

 

70,194

 

32,843

 

17,129

 

6,735

 

13,487

 

 

 

Non-recurring

 

1,938

 

 

1,938

 

 

 

 

 

Total

 

72,132

 

32,843

 

19,067

 

6,735

 

13,487

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Leasing Commissions:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Recurring

 

17,259

 

7,611

 

5,014

 

902

 

3,732

 

 

 

Non-recurring

 

294

 

 

294

 

 

 

 

 

 

 

17,553

 

7,611

 

5,308

 

902

 

3,732

 

 

 

Tenant improvements and leasing commissions:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Per square foot

 

 

 

$

30.98

 

$

9.17

 

$

8.04

 

$

16.38

 

$

 

$

 

Per square foot per annum

 

 

 

$

4.01

 

$

1.64

 

$

0.88

 

$

2.42

 

$

 

$

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total Capital Expenditures and Leasing Commissions (accrual basis)

 

143,298

 

53,544

 

38,063

 

8,137

 

28,180

 

14,953

 

421

 

Adjustments to reconcile accrual basis to cash basis:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Expenditures in the current year applicable to prior periods

 

63,258

 

23,725

 

19,394

 

2,094

 

18,045

 

 

 

Expenditures to be made in future periods for the current period

 

(42,203

)

(22,389

)

(8,221

)

(4,815

)

(6,778

)

 

 

Total Capital Expenditures and Leasing Commissions (Cash basis)

 

$

164,353

 

$

54,880

 

$

49,236

 

$

5,416

 

$

39,447

 

$

14,953

 

$

421

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Development and Redevelopment:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Expenditures:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Crystal Plazas (PTO)

 

$

48,748

 

$

 

$

48,748

 

$

 

$

 

$

 

$

 

7 W. 34th Street

 

19,529

 

 

 

 

19,529

 

 

 

Bergen Mall

 

11,727

 

 

 

11,727

 

 

 

 

640 Fifth Avenue

 

9,244

 

9,244

 

 

 

 

 

 

Green Acres Mall

 

8,735

 

 

 

8,735

 

 

 

 

715 Lexington Avenue

 

8,180

 

 

 

8,180

 

 

 

 

Farley Post Office

 

7,176

 

7,176

 

 

 

 

 

 

Other

 

63,147

 

2,768

 

2,711

 

26,026

 

11,841

 

 

19,801

 

 

 

$

176,486

 

$

19,188

 

$

51,459

 

$

54,668

 

$

31,370

 

$

 

$

19,801

 

 

108



 

Capital expenditures in the table above are categorized as follows:

 

Recurring — capital improvements expended to maintain a property’s competitive position within the market and tenant improvements and leasing commissions for costs to re-lease expiring leases or renew or extend existing leases.

 

Non-recurring — capital improvements completed in the year of acquisition and the following two years which were planned at the time of acquisition and tenant improvements and leasing commissions for space which was vacant at the time of acquisition of a property.

 

Development and redevelopment expenditures include all hard and soft costs associated with the development or redevelopment of a property, including tenant improvements, leasing commissions and capitalized interest and operating costs until the property is substantially complete and ready for its intended use.

 

Net cash provided by financing activities of $683,828,000 was primarily comprised of (i) proceeds from borrowings of $1,310,630,000, (ii) proceeds from the issuance of common shares of $780,750,000, (iii) proceeds from the issuance of preferred shares and units of $470,934,000, (iv) proceeds from the exercise of employee share options of $52,760,000, partially offset by, (v) redemption of perpetual preferred shares and units of $812,000,000, (vi) dividends paid on common shares of $524,163,000, (vii) distributions to minority partners of $121,730,000, (viii) repayments of borrowings of $398,957,000, (ix) dividends paid on preferred shares of $34,553,000 and (x) dividends paid to the minority partners of Americold Realty Trust of $24,409,000.

 

Cash Flows for the Year Ended December 31, 2004

 

Cash and cash equivalents were $599,282,000 at December 31, 2004, as compared to $320,542,000 at December 31, 2003, an increase of $278,740,000.

 

Cash flows provided by operating activities of $681,433,000 was primarily comprised of (i) net income of $592,917,000, (ii) adjustments for non-cash items of $53,699,000, (iii) distributions of income from partially-owned entities of $16,740,000, and (iv) a net change in operating assets and liabilities of $18,077,000. The adjustments for non-cash items were primarily comprised of (i) depreciation and amortization of $253,822,000, (ii) minority interest of $156,608,000, partially offset by (iii) net gains on mark-to-market of derivatives of $135,372,000 (Sears option shares and GMH warrants), (iv) net gains on sale of real estate of $75,755,000, (v) net gains on dispositions of wholly-owned and partially-owned assets other than real estate of $19,775,000, (vi) the effect of straight-lining of rental income of $61,473,000, (vii) equity in net income of partially-owned entities and income applicable to Alexander’s of $51,961,000, and (viii) amortization of below market leases, net of $14,570,000.

 

Net cash used in investing activities of $367,469,000 was primarily comprised of (i) capital expenditures of $117,942,000, (ii) development and redevelopment expenditures of $139,669,000, (iii) investment in notes and mortgages receivable of $330,101,000, (iv) investments in partially-owned entities of $158,467,000, (v) acquisitions of real estate and other of $286,310,000, (vi) purchases of marketable securities of $59,714,000 partially offset by, (vii) proceeds from the sale of real estate of $233,005,000, (viii) distributions of capital from partially-owned entities of $287,005,000, (ix) repayments on notes receivable of $174,276,000, (x) cash received upon consolidation of Americold of $21,694,000 and (xi) cash restricted primarily for mortgage escrows of $8,754,000.

 

109



 

Below are the details of capital expenditures, leasing commissions and development and redevelopment expenditures and a reconciliation of total expenditures on an accrual basis to the cash expended in the year ended December 31, 2004. See page 68 for per square foot data.

 

(Amounts in thousands)

 

Total

 

New York
City Office

 

Washington
D.C. Office

 

Retail

 

Merchandise
Mart

 

Other

 

Capital Expenditures (Accrual basis):

 

 

 

 

 

 

 

 

 

 

 

 

 

Expenditures to maintain the assets:

 

 

 

 

 

 

 

 

 

 

 

 

 

Recurring

 

$

50,963

 

$

11,673

 

$

16,272

 

$

2,344

 

$

18,881

 

$

1,793

 

Non-recurring

 

 

 

 

 

 

 

 

 

50,963

 

11,673

 

16,272

 

2,344

 

18,881

 

1,793

 

Tenant improvements:

 

 

 

 

 

 

 

 

 

 

 

 

 

Recurring

 

101,026

 

41,007

 

22,112

 

3,346

 

34,561

 

 

Non-recurring

 

7,548

 

 

7,548

 

 

 

 

Total

 

108,574

 

41,007

 

29,660

 

3,346

 

34,561

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Leasing Commissions:

 

 

 

 

 

 

 

 

 

 

 

 

 

Recurring

 

33,118

 

18,013

 

6,157

 

671

 

8,277

 

 

Non-recurring

 

1,706

 

 

1,706

 

 

 

 

 

 

34,824

 

18,013

 

7,863

 

671

 

8,277

 

 

Total Capital Expenditures and Leasing Commissions (accrual basis)

 

194,361

 

70,693

 

53,795

 

6,361

 

61,719

 

1,793

 

Adjustments to reconcile accrual basis to cash basis:

 

 

 

 

 

 

 

 

 

 

 

 

 

Expenditures in the current year applicable to prior periods

 

61,137

 

29,660

 

26,463

 

1,518

 

3,496

 

 

Expenditures to be made in future periods for the current period

 

(68,648

)

(27,562

)

(22,186

)

(2,172

)

(16,728

)

 

Total Capital Expenditures and Leasing Commissions (Cash basis)

 

$

186,850

 

$

72,791

 

$

58,072

 

$

5,707

 

$

48,487

 

$

1,793

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Development and Redevelopment:

 

 

 

 

 

 

 

 

 

 

 

 

 

Expenditures:

 

 

 

 

 

 

 

 

 

 

 

 

 

Crystal Plazas (PTO)

 

$

10,993

 

$

 

$

10,993

 

$

 

$

 

$

 

640 Fifth Avenue

 

15,067

 

15,067

 

 

 

 

 

4 Union Square South

 

28,536

 

 

 

28,536

 

 

 

Crystal Drive Retail

 

25,465

 

 

25,465

 

 

 

 

Other

 

59,608

 

4,027

 

220

 

33,851

 

21,262

 

248

 

 

 

$

139,669

 

$

19,094

 

$

36,678

 

$

62,387

 

$

21,262

 

$

248

 

 

Net cash used in financing activities of $35,224,000 was primarily comprised of (i) dividends paid on common shares of $379,480,000, (ii) dividends paid on preferred shares of $21,920,000, (iii) distributions to minority partners of $131,142,000, (iv) repayments of borrowings of $702,823,000, (v) redemption of perpetual preferred shares and units of $112,467,000, partially offset by, proceeds from (vi) borrowings of $745,255,000, (vii) proceeds from the issuance of preferred shares and units of $510,439,000 and (viii) the exercise of employee share options of $61,935,000.

 

110



 

Cash Flows for the Year Ended December 31, 2003

 

Cash and cash equivalents were $320,542,000 at December 31, 2003, as compared to $208,200,000 at December 31, 2002, an increase of $112,342,000.

 

Cash flow provided by operating activities of $535,617,000 was primarily comprised of (i) net income of $460,703,000, (ii) adjustments for non-cash items of $99,985,000, (iii) distributions of income from partially-owned entities of $6,666,000, partially offset by (iv) the net change in operating assets and liabilities of $31,737,000. The adjustments for non-cash items were primarily comprised of (i) depreciation and amortization of $219,911,000, (ii) minority interest of $178,675,000, partially offset by, (iii) gains on sale of real estate of $161,789,000, (iv) the effect of straight-lining of rental income of $41,947,000, (v) equity in net income of partially-owned entities and Alexander’s of $83,475,000 and (vi) amortization of below market leases, net of $9,047,000.

 

Net cash used in investing activities of $136,958,000 was comprised of (i) investment in notes and mortgages receivable of $230,375,000, (ii) acquisitions of real estate of $216,361,000, (iii) development and redevelopment expenditures of $123,436,000, (iv) capital expenditures of $120,593,000, (v) investments in partially-owned entities of $15,331,000, (vi) purchases of marketable securities of $17,356,000, partially offset by, (vii) proceeds received from the sale of real estate of $299,852,000, (viii) distributions of capital from partially-owned entities of $147,977,000, (ix) restricted cash, primarily mortgage escrows of $101,292,000, (x) repayments on notes receivable of $29,421,000 and (xi) proceeds from the sale of marketable securities of $7,952,000.

 

Net cash used in financing activities of $286,317,000 was primarily comprised of (i) repayments of borrowings of $752,422,000, (ii) dividends paid on common shares of $327,877,000, (iii) distributions to minority partners of $158,066,000, (iv) redemption of perpetual preferred shares and units of $103,243,000, (v) dividends paid on preferred shares of $20,815,000, partially offset by (vi) proceeds from borrowings of $812,487,000, (vi) proceeds from the issuance of preferred shares and units of $119,967,000, and (viii) proceeds from the exercise of employee share options of $145,152,000.

 

111



 

Below are the details of 2003 capital expenditures, leasing commissions and development and redevelopment expenditures.

 

(Amounts in thousands)

 

Total

 

New York
City Office

 

Washington
D.C. Office

 

Retail

 

Merchandise
Mart

 

Other

 

Capital Expenditures (Accrual basis):

 

 

 

 

 

 

 

 

 

 

 

 

 

Expenditures to maintain the assets:

 

 

 

 

 

 

 

 

 

 

 

 

 

Recurring

 

$

31,421

 

$

14,201

 

$

6,125

 

$

592

 

$

10,071

 

$

432

 

Non-recurring

 

13,829

 

 

4,907

 

 

8,922

 

 

 

 

45,250

 

14,201

 

11,032

 

592

 

18,993

 

432

 

Tenant improvements:

 

 

 

 

 

 

 

 

 

 

 

 

 

Recurring

 

67,436

 

23,415

 

23,850

 

3,360

 

16,811

 

 

Non-recurring

 

7,150

 

 

7,150

 

 

 

 

 

 

74,586

 

23,415

 

31,000

 

3,360

 

16,811

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Leasing Commissions:

 

 

 

 

 

 

 

 

 

 

 

 

 

Recurring

 

19,931

 

10,453

 

6,054

 

273

 

3,151

 

 

Non-recurring

 

1,496

 

 

1,496

 

 

 

 

 

 

21,427

 

10,453

 

7,550

 

273

 

3,151

 

 

Total Capital Expenditures and Leasing Commissions (accrual basis):

 

 

 

 

 

 

 

 

 

 

 

 

 

Recurring

 

118,788

 

48,069

 

36,029

 

4,225

 

30,033

 

432

 

Nonrecurring

 

22,475

 

 

13,553

 

 

8,922

 

 

Total

 

141,263

 

48,069

 

49,582

 

4,225

 

38,955

 

432

 

Adjustments to reconcile accrual basis to cash basis:

 

 

 

 

 

 

 

 

 

 

 

 

 

Expenditures in the current year applicable to prior periods

 

47,174

 

10,061

 

17,886

 

11,539

 

7,688

 

 

Expenditures to be made in future periods for the current period

 

(56,465

)

(21,172

)

(26,950

)

(1,830

)

(6,513

)

 

Total Capital Expenditures and Leasing Commissions (Cash basis)

 

$

131,972

 

$

36,958

 

$

40,518

 

$

13,934

 

$

40,130

 

$

432

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Development and Redevelopment:

 

 

 

 

 

 

 

 

 

 

 

 

 

Expenditures:

 

 

 

 

 

 

 

 

 

 

 

 

 

400 North LaSalle

 

$

42,433

 

$

 

$

 

$

 

$

 

$

42,433

 

640 Fifth Avenue

 

29,138

 

29,138

 

 

 

 

 

4 Union Square South

 

14,009

 

 

 

14,009

 

 

 

Crystal Drive Retail

 

12,495

 

 

12,495

 

 

 

 

Other

 

25,361

 

5,988

 

 

18,851

 

143

 

379

 

 

 

$

123,436

 

$

35,126

 

$

12,495

 

$

32,860

 

$

143

 

$

42,812

 

 

112



 

Funds From Operations (“FFO”)

 

FFO is computed in accordance with the definition adopted by the Board of Governors of the National Association of Real Estate Investment Trusts (“NAREIT”). NAREIT defines FFO as net income or loss determined in accordance with Generally Accepted Accounting Principles (“GAAP”), excluding extraordinary items as defined under GAAP and gains or losses from sales of previously depreciated operating real estate assets, plus specified non-cash items, such as real estate asset depreciation and amortization, and after adjustments for unconsolidated partnerships and joint ventures. FFO and FFO per diluted share are used by management, investors and industry analysts as supplemental measures of operating performance of equity REITs. FFO and FFO per diluted share should be evaluated along with GAAP net income and income per diluted share (the most directly comparable GAAP measures), as well as cash flow from operating activities, investing activities and financing activities, in evaluating the operating performance of equity REITs. Management believes that FFO and FFO per diluted share are helpful to investors as supplemental performance measures because these measures exclude the effect of depreciation, amortization and gains or losses from sales of real estate, all of which are based on historical costs which implicitly assumes that the value of real estate diminishes predictably over time. Since real estate values instead have historically risen or fallen with market conditions, these non-GAAP measures can facilitate comparisons of operating performance between periods and among other equity REITs. FFO does not represent cash generated from operating activities in accordance with GAAP and is not necessarily indicative of cash available to fund cash needs as disclosed in the Company’s Statements of Cash Flows. FFO should not be considered as an alternative to net income as an indicator of the Company’s operating performance or as an alternative to cash flows as a measure of liquidity. The calculations of both the numerator and denominator used in the computation of income per share are disclosed in Note 16 - Income per Share, in the Company’s notes to consolidated financial statements on page 173 of this Annual Report on Form 10-K.

 

FFO applicable to common shares plus assumed conversions was $757,219,000, or $5.21 per diluted share for the year ended December 31, 2005, compared to $750,043,000, or $5.63 per diluted share for the year ended December 31, 2004. FFO applicable to common shares plus assumed conversions was $194,101,000 or $1.26 per diluted share for the three months ended December 31, 2005, compared to $299,441,000, or $2.22 per diluted share for the three months ended December 31, 2004.

 

 

 

For The Year Ended
December 31,

 

For The Three Months 
EndedDecember 31,

 

(Amounts in thousands except per share amounts)

 

2005

 

2004

 

2005

 

2004

 

Reconciliation of Net Income to FFO:

 

 

 

 

 

 

 

 

 

Net income

 

$

539,604

 

$

592,917

 

$

119,961

 

$

239,954

 

Depreciation and amortization of real property

 

276,921

 

228,298

 

76,463

 

63,367

 

Net gains on sale of real estate

 

(31,614

)

(75,755

)

 

 

Proportionate share of adjustments to equity in net income of partially-owned entities to arrive at FFO:

 

 

 

 

 

 

 

 

 

Depreciation and amortization of real property

 

42,052

 

49,440

 

20,474

 

9,817

 

Net (gains) losses on sale of real estate

 

(2,918

)

(3,048

)

476

 

(226

)

Income tax effect of Toys adjustments included above

 

(4,613

)

 

(4,284

)

 

Minority limited partners’ share of above adjustments

 

(31,990

)

(27,991

)

(9,663

)

(9,159

)

FFO

 

787,442

 

763,861

 

203,427

 

303,753

 

Preferred dividends

 

(46,501

)

(21,920

)

(14,211

)

(6,351

)

FFO applicable to common shares

 

740,941

 

741,941

 

189,216

 

297,402

 

Interest on 3.875% exchangeable senior debentures

 

15,335

 

 

4,663

 

 

Series A convertible preferred dividends

 

943

 

1,068

 

222

 

263

 

Series B-1 and B-2 convertible preferred unit distributions

 

 

4,710

 

 

1,522

 

Series E-1 convertible preferred unit distributions

 

 

1,581

 

 

 

Series F-1 convertible preferred unit distributions

 

 

743

 

 

254

 

FFO applicable to common shares plus assumed conversions

 

$

757,219

 

$

750,043

 

$

194,101

 

$

299,441

 

Reconciliation of Weighted Average Shares:

 

 

 

 

 

 

 

 

 

Weighted average common shares outstanding

 

133,768

 

125,241

 

140,695

 

127,071

 

Effect of dilutive securities:

 

 

 

 

 

 

 

 

 

Employee stock options and restricted share awards

 

6,842

 

5,515

 

7,158

 

6,604

 

3.875% exchangeable senior debentures

 

4,198

 

 

5,531

 

 

Series A convertible preferred shares

 

402

 

457

 

379

 

448

 

Series B-1 and B-2 convertible preferred units

 

 

1,102

 

 

873

 

Series E-1 convertible preferred units

 

 

637

 

 

 

Series F-1 convertible preferred units

 

 

183

 

 

146

 

Denominator for diluted FFO per share

 

145,210

 

133,135

 

153,763

 

135,142

 

 

 

 

 

 

 

 

 

 

 

Diluted FFO per share

 

$

5.21

 

$

5.63

 

$

1.26

 

$

2.22

 

 

113



 

The Company records its 32.95% share of Toys FFO or negative FFO on a one-quarter lag basis. FFO for the three months and year ended December 31, 2005, includes the Company’s 32.95% share of Toys’ negative FFO of $33,376,000 or $0.20 per share and $32,918,000 or $0.20 per share, respectively, and certain items that affect comparability as detailed in the table below. Before these items and the Company’s share of Toys results, FFO per share is 1.0% lower than the prior year and is 0.8% higher than the prior year’s quarter.

 

 

 

For the Year Ended 
December 31,

 

For the Three Months Ended 
December 31,

 

(Amounts in thousands, except per share amounts)

 

2005

 

2004

 

2005

 

2004

 

FFO applicable to common shares plus assumed conversions

 

$

757,219

 

$

750,043

 

$

194,101

 

$

299,441

 

Per Share

 

$

5.21

 

$

5.63

 

$

1.26

 

$

2.22

 

 

 

 

 

 

 

 

 

 

 

Items that affect comparability (income)/expense:

 

 

 

 

 

 

 

 

 

Sears and Sears Canada:

 

 

 

 

 

 

 

 

 

Net gain on conversion of Sears common shares to Sears Holding common shares and subsequent sale

 

$

(26,514

)

$

 

$

1,137

 

$

 

Net gain on conversion of Sears derivative to Sears Holdings derivative and mark-to-market adjustments

 

(14,968

)

(81,730

)

22,607

 

(81,730

)

Income from Sears Canada special dividend

 

(22,885

)

 

(22,885

)

 

McDonalds:

 

 

 

 

 

 

 

 

 

Income from mark-to-market of McDonalds derivative at December 31, 2005

 

(17,254

)

 

(7,395

)

 

GMH Communities L.P.:

 

 

 

 

 

 

 

 

 

Income from mark-to-market of GMH warrants

 

(14,080

)

(24,190

)

(6,267

)

(24,190

)

Net gain on exercise of warrants in 2004

 

 

(29,452

)

 

(29,452

)

Excess distributions received on loan

 

 

(7,809

)

 

(7,809

)

Alexander’s:

 

 

 

 

 

 

 

 

 

Net gain on sale of 731 Lexington Avenue condominiums

 

(30,895

)

 

(2,761

)

 

Stock appreciation rights

 

9,104

 

25,340

 

(6,324

)

4,460

 

Bonuses to four executive Vice Presidents in connection with 731 Lexington Avenue development and leasing

 

 

6,500

 

 

6,500

 

Newkirk:

 

 

 

 

 

 

 

 

 

Net gain on disposition of T-2 assets

 

(16,053

)

 

(16,053

)

 

Net losses on early extinguishment of debt and related write-off of deferred financing costs

 

9,455

 

 

1,463

 

 

Expense from payment of promoted obligation to partner

 

8,470

 

 

8,470

 

 

Impairment losses

 

6,602

 

2,901

 

 

 

Net gain on sale of Newkirk MLP option units

 

 

(7,494

)

 

 

Other:

 

 

 

 

 

 

 

 

 

Write-off of perpetual preferred share and unit issuance costs upon their redemption

 

22,869

 

3,895

 

750

 

 

Net gain on disposition of preferred investment in 3700 Las Vegas Boulevard

 

(12,110

)

 

(12,110

)

 

Net gain on disposition of Prime Group common shares

 

(9,017

)

 

 

 

Net gain on sale of a portion of investment in AmeriCold

 

 

(18,789

)

 

(18,789

)

Impairment loss – Starwood Ceruzzi joint venture

 

 

3,833

 

 

 

Other, net

 

(1,508

)

604

 

2,134

 

(255

)

 

 

(108,784

)

(126,391

)

(37,234

)

(151,265

)

Minority limited partners’ share of above adjustments

 

11,612

 

15,404

 

3,572

 

17,523

 

Total items that affect comparability

 

$

(97,172

)

$

(110,987

)

$

(33,662

)

$

(133,742

)

Per share

 

$

(0.67

)

$

(0.83

)

$

(0.22

)

$

(0.99

)

 

114



 

ITEM 7A.                                            QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK

 

The Company has exposure to fluctuations in market interest rates. Market interest rates are highly sensitive to many factors beyond the control of the Company. Various financial vehicles exist which would allow management to mitigate the impact of interest rate fluctuations on the Company’s cash flows and earnings.

 

As of December 31, 2005, the Company has an interest rate swap as described in footnote 1 to the table below. Management may engage in additional hedging strategies in the future, depending on management’s analysis of the interest rate environment and the costs and risks of such strategies.

 

The Company’s exposure to a change in interest rates on its consolidated and non-consolidated debt (all of which arises out of non-trading activity) is as follows:

 

($ in thousands, except per share amounts)

 

 

 

2005

 

2004

 

 

 

December 31,
Balance

 

Weighted
Average
Interest Rate

 

Effect of 1%
Change In
Base Rates

 

December 31,
Balance

 

Weighted
Average
Interest Rate

 

 

 

 

 

 

 

 

 

 

 

 

 

Consolidated debt:

 

 

 

 

 

 

 

 

 

 

 

Variable rate (1)

 

$

1,150,333

 

5.98

%

$

11,503

 

$

1,114,981

 

3.45

%

Fixed rate

 

5,104,550

 

6.06

%

 

3,841,529

 

6.68

%

 

 

$

6,254,883

 

6.04

%

11,503

 

$

4,956,510

 

5.95

%

 

 

 

 

 

 

 

 

 

 

 

 

Pro-rata share of debt of non-consolidated entities(non-recourse to the Company):

 

 

 

 

 

 

 

 

 

 

 

Variable rate before Toys “R” Us

 

$

199,273

 

5.64

%

1,993

 

$

122,007

 

4.67

%

Variable rate of Toys “R” Us

 

1,623,447

 

7.02

%

16,234

 

 

%

Fixed rate (including $557,844 of Toys debt in 2005)

 

1,179,626

 

7.23

%

 

547,935

 

6.73

%

 

 

$

3,002,346

 

7.01

%

18,227

 

$

669,942

 

6.36

%

 

 

 

 

 

 

 

 

 

 

 

 

Minority limited partners’ share of above

 

 

 

 

 

(2,859

)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total pro forma change in the Company’s annual net income

 

 

 

 

 

$

26,871

 

 

 

 

 

Per share-diluted

 

 

 

 

 

$

0.17

 

 

 

 

 

 


(1)                        Includes $499,445 and $512,791, respectively, for the Company’s senior unsecured notes due 2007, as the Company entered into interest rate swap agreements that effectively converted the interest rate from a fixed rate of 5.625% to a floating rate of LIBOR plus .7725%, based upon the trailing 3 month LIBOR rate (4.53% at December 31, 2005). In accordance with SFAS No. 133: Accounting for Derivative Instruments and Hedging Activities, as amended, accounting for these swaps requires the Company to fair value the debt at each reporting period. At December 31, 2005 and 2004, the fair value adjustment was ($341) and $13,148, and is included in the balance of the senior unsecured notes above.

 

The fair value of the Company’s debt, based on discounted cash flows at the current rate at which similar loans would be made to borrowers with similar credit ratings for the remaining term of such debt, exceeds the aggregate carrying amount by approximately $50,058,000 at December 31, 2005.

 

As of December 31, 2005, the Company has mezzanine loans receivable of $209,248,000 on which the Company receives interest based on a variable rate (a fixed spread plus 30, 60 or 90 day LIBOR). The Company believes that a portion of its exposure to a change in interest rates on its floating rate debt, as illustrated above, is partially mitigated by the outstanding amounts of these loans receivable.

 

115



 

Derivative Instruments

 

The Company has the following derivative instruments that do not qualify for hedge accounting treatment:

 

Upon consummation of the merger between Sears and Kmart on March 30, 2005, the Company’s derivative position representing 7,916,900 Sears common shares became a derivative position representing 2,491,819 common shares of Sears Holding valued at $323,936,000 based on the $130.00 per share closing price on March 30, 2005, the date of the merger, and $146,663,000 of cash. As a result, the Company recognized a net gain of approximately $58,443,000 based on the fair value of the Company’s derivative position after the exchange of these underlying assets. Because this derivative position does not qualify for hedge accounting treatment, the gains or losses resulting from the mark-to-market at the end of each reporting period are recognized as an increase or decrease in “interest and other investment income” on the Company’s consolidated statement of income. For the period from March 31, 2005 through December 31, 2005, the Company recorded an expense of $43,475,000 from the derivative position, which consists of (i) $30,230,000 from the mark-to-market of the remaining shares in the derivative based on Sears Holdings $115.53 closing share price on December 31, 2005, (ii) $2,509,000 for the net loss on the shares sold based on a weighted average sales price of $123.77 and (iii) $10,736,000 resulting primarily from the increase in the strike price at an annual rate of LIBOR plus 45 basis points.

 

During the three months ended September 30, 2005, the Company acquired an economic interest in 14,565,000 McDonalds common shares through a series of privately negotiated transactions with a financial institution pursuant to which the Company purchased a call option and simultaneously sold a put option at the same strike price on McDonalds’ common shares. These call and put options have an initial weighted-average strike price of $32.66 per share, or an aggregate of $475,692,000, expire on various dates between July 30, 2007 and September 10, 2007 and provide for net cash settlement. Under the agreement, the strike price for each pair of options increases at an annual rate of LIBOR plus 45 basis points (up to 95 basis points under certain circumstances) and is credited for the dividends received on the shares. The options provide the Company with the same economic gain or loss as if it had purchased the underlying common shares and borrowed the aggregate strike price at an annual rate of LIBOR plus 45 basis points. Because these options are derivatives and do not qualify for hedge accounting treatment, the gains or losses resulting from the mark-to-market of the options at the end of each reporting period are recognized as an increase or decrease in “interest and other investment income” on the Company’s consolidated statement of income. During the year ended December 31, 2005, the Company recorded net income of $17,254,000, comprised of (i) $15,239,000 from the mark-to-market of the options on December 31, 2005, based on McDonalds’ closing stock price of $33.72 per share, (ii) $9,759,000 of dividend income, partially offset by (iii) $7,744,000 for the increase in strike price resulting from the LIBOR charge.

 

Under a warrant agreement with GMH Communities L.P., the Company holds 5.9 million warrants to purchase partnership units of GMH or GCT common shares at an adjusted exercise price of $8.50 per unit or share. Because these warrants are derivatives and do not qualify for hedge accounting treatment, the gains or losses resulting from the mark-to-market of the warrants at the end of each reporting period are recognized as an increase or decrease in “interest and other investment income” on the Company’s consolidated statement of income. In the year ended December 31, 2005, the Company recorded $14,079,000 of income from the mark-to-market of these warrants based on GCT’s closing stock price on the NYSE of $15.51 per share on December 31, 2005.

 

116


 


 

ITEM 8.         FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA

 

INDEX TO FINANCIAL STATEMENTS

 

 

Page

Report of Independent Registered Public Accounting Firm

118

Consolidated Balance Sheets at December 31, 2005 and 2004

119

Consolidated Statements of Income for the years ended December 31, 2005, 2004, and 2003

120

Consolidated Statements of Shareholders’ Equity for the years ended December 31, 2005, 2004, and 2003

121

Consolidated Statements of Cash Flows for the years ended December 31, 2005, 2004, and 2003

123

Notes to Consolidated Financial Statements

125

 

117



 

REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM

 

 

Shareholders and Board of Trustees

Vornado Realty Trust

New York, New York

 

We have audited the accompanying consolidated balance sheets of Vornado Realty Trust (the “Company”) as of December 31, 2005 and 2004, and the related consolidated statements of income, shareholders’ equity, and cash flows for each of the three years in the period ended December 31, 2005.  Our audits also included the financial statement schedules included in Item 15 of the Annual Report on Form 10-K.  These financial statements and financial statement schedules are the responsibility of the Company’s management.  Our responsibility is to express an opinion on the financial statements and financial statement schedules based on our audits.

 

We conducted our audits in accordance with the standards of the Public Company Accounting Oversight Board (United States).  Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement.  An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements.  An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation.  We believe that our audits provide a reasonable basis for our opinion.

 

In our opinion, such consolidated financial statements present fairly, in all material respects, the financial position of Vornado Realty Trust at December 31, 2005 and 2004, and the results of its operations and its cash flows for each of the three years in the period ended December 31, 2005, in conformity with accounting principles generally accepted in the United States of America.  Also, in our opinion, such financial statement schedules, when considered in relation to the basic consolidated financial statements taken as a whole, present fairly, in all material respects, the information set forth therein.

 

We have also audited, in accordance with the standards of the Public Company Accounting Oversight Board (United States), the effectiveness of the Company’s internal control over financial reporting as of December 31, 2005, based on the criteria established in Internal Control—Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission and our report dated February 28, 2006 expressed an unqualified opinion on management’s assessment of the effectiveness of the Company’s internal control over financial reporting and an unqualified opinion on the effectiveness of the Company’s internal control over financial reporting.

 

DELOITTE & TOUCHE LLP

 

Parsippany, New Jersey

February 28, 2006

 

118



 

VORNADO REALTY TRUST

CONSOLIDATED BALANCE SHEETS

 

 

 

December 31,

 

(Amounts in thousands, except share and per share amounts)

 

2005

 

2004

 

ASSETS

 

 

 

 

 

Real estate, at cost:

 

 

 

 

 

Land

 

$

2,354,369

 

$

1,688,002

 

Buildings and improvements

 

8,532,167

 

7,578,683

 

Development costs and construction in progress

 

235,409

 

181,891

 

Leasehold improvements and equipment

 

326,621

 

307,665

 

Total

 

11,448,566

 

9,756,241

 

Less accumulated depreciation and amortization

 

(1,672,548

)

(1,407,644

)

Real estate, net

 

9,776,018

 

8,348,597

 

Cash and cash equivalents

 

294,504

 

599,282

 

Escrow deposits and restricted cash

 

192,619

 

229,193

 

Marketable securities

 

276,146

 

185,394

 

Investments and advances to partially-owned entities, including Alexander’s of $105,241 and $204,762

 

944,023

 

605,300

 

Investment in Toys “R” Us, including $76,816 due under senior unsecured bridge loan

 

425,830

 

 

Due from officers (of which $4,704 is shown as a reduction of shareholders’ equity in 2004)

 

23,790

 

21,735

 

Accounts receivable, net of allowance for doubtful accounts of $16,907 and $17,339

 

238,351

 

164,524

 

Notes and mortgage loans receivable

 

363,565

 

440,186

 

Receivable arising from the straight-lining of rents, net of allowance of $6,051 and $6,787

 

377,372

 

324,848

 

Other assets

 

724,037

 

577,926

 

Assets related to discontinued operations

 

908

 

83,532

 

 

 

$

13,637,163

 

$

11,580,517

 

 

 

 

 

 

 

LIABILITIES AND SHAREHOLDERS’ EQUITY

 

 

 

 

 

 

 

 

 

 

 

Notes and mortgages payable

 

$

4,806,168

 

$

3,989,227

 

Senior unsecured notes

 

948,889

 

962,096

 

Exchangeable senior debentures

 

490,750

 

 

Americold Realty Trust revolving credit facility

 

9,076

 

 

Accounts payable and accrued expenses

 

476,523

 

413,963

 

Deferred credit

 

184,230

 

103,524

 

Other liabilities

 

149,556

 

113,402

 

Officers compensation payable

 

52,020

 

32,506

 

Liabilities related to discontinued operations

 

 

5,187

 

Total liabilities

 

7,117,212

 

5,619,905

 

Minority interest, including unitholders in the Operating Partnership

 

1,256,441

 

1,947,871

 

Commitments and contingencies

 

 

 

 

 

Shareholders’ equity:

 

 

 

 

 

Preferred shares of beneficial interest: no par value per share; authorized 110,000,000 shares; issued and outstanding 34,169,572 and 23,520,604 shares

 

834,527

 

577,454

 

Common shares of beneficial interest: $.04 par value per share; authorized, 200,000,000 shares; issued and outstanding 141,153,430 and 127,478,903 shares

 

5,675

 

5,128

 

Additional capital

 

4,243,465

 

3,257,731

 

Earnings in excess of distributions

 

103,061

 

133,899

 

 

 

5,186,728

 

3,974,212

 

Common shares issued to officer’s trust

 

(65,753

)

(65,753

)

Deferred compensation shares earned but not yet delivered

 

69,547

 

70,727

 

Deferred compensation shares issued but not yet earned

 

(10,418

)

(9,523

)

Accumulated other comprehensive income

 

83,406

 

47,782

 

Due from officers for purchase of common shares of beneficial interest

 

 

(4,704

)

Total shareholders’ equity

 

5,263,510

 

4,012,741

 

 

 

$

13,637,163

 

$

11,580,517

 

 

See notes to consolidated financial statements.

 

119



 

VORNADO REALTY TRUST

CONSOLIDATED STATEMENTS OF INCOME

 

 

 

Year Ended December 31,

 

(Amounts in thousands, except per share amounts)

 

2005

 

2004

 

2003

 

 

 

 

 

 

 

 

 

Revenues:

 

 

 

 

 

 

 

Property rentals

 

$

1,396,776

 

$

1,349,563

 

$

1,260,841

 

Tenant expense reimbursements

 

209,036

 

191,245

 

179,214

 

Temperature Controlled Logistics

 

846,881

 

87,428

 

 

Fee and other income

 

94,935

 

84,477

 

62,795

 

Total revenues

 

2,547,628

 

1,712,713

 

1,502,850

 

Expenses:

 

 

 

 

 

 

 

Operating

 

1,305,027

 

681,556

 

583,038

 

Depreciation and amortization

 

334,961

 

244,020

 

214,623

 

General and administrative

 

183,001

 

145,229

 

121,879

 

Costs of acquisitions and development not consummated

 

 

1,475

 

 

Total expenses

 

1,822,989

 

1,072,280

 

919,540

 

Operating income

 

724,639

 

640,433

 

583,310

 

Income applicable to Alexander’s

 

59,022

 

8,580

 

15,574

 

Loss applicable to Toys “R” Us

 

(40,496

)

 

 

Income from partially-owned entities

 

36,165

 

43,381

 

67,901

 

Interest and other investment income

 

167,225

 

203,998

 

25,401

 

Interest and debt expense (including amortization of deferred financing costs of $11,814, $7,072 and $5,893)

 

(340,751

)

(242,955

)

(230,064

)

Net gain on disposition of wholly-owned and partially-owned assets other than depreciable real estate

 

39,042

 

19,775

 

2,343

 

Minority interest of partially-owned entities

 

(3,808

)

(109

)

(1,089

)

Income from continuing operations

 

641,038

 

673,103

 

463,376

 

Income from discontinued operations

 

32,440

 

77,013

 

175,175

 

Income before allocation to limited partners’

 

673,478

 

750,116

 

638,551

 

Perpetual preferred unit distributions of the Operating Partnership

 

(67,119

)

(69,108

)

(72,716

)

Minority limited partners’ interest in the Operating Partnership

 

(66,755

)

(88,091

)

(105,132

)

Net income

 

539,604

 

592,917

 

460,703

 

Preferred share dividends

 

(46,501

)

(21,920

)

(20,815

)

NET INCOME applicable to common shares

 

$

493,103

 

$

570,997

 

$

439,888

 

 

 

 

 

 

 

 

 

INCOME PER COMMON SHARE – BASIC:

 

 

 

 

 

 

 

Income from continuing operations

 

$

3.45

 

$

3.95

 

$

2.36

 

Income from discontinued operations

 

.24

 

.61

 

1.56

 

Net income per common share

 

$

3.69

 

$

4.56

 

$

3.92

 

 

 

 

 

 

 

 

 

INCOME PER COMMON SHARE – DILUTED:

 

 

 

 

 

 

 

Income from continuing operations

 

$

3.27

 

$

3.77

 

$

2.30

 

Income from discontinued operations

 

.23

 

.58

 

1.50

 

Net income per common share

 

$

3.50

 

$

4.35

 

$

3.80

 

 

See notes to consolidated financial statements.

 

120



 

VORNADO REALTY TRUST

CONSOLIDATED STATEMENTS OF SHAREHOLDERS’ EQUITY

 

(Amounts in thousands, except per share amounts)

 

Preferred
Shares

 

Common
Shares

 

Additional
Capital

 

Earnings in
Excess of
(less than)
Distributions

 

Accumulated
Other
Comprehensive
Income (Loss)

 

Other

 

Shareholders’
Equity

 

Comprehensive
Income (Loss)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Balance, January 1, 2003

 

$

265,488

 

$

4,320

 

$

2,536,703

 

$

(169,629

)

$

(3,100

)

$

(6,426

)

$

2,627,356

 

 

 

Net Income

 

 

 

 

460,703

 

 

 

460,703

 

$

460,703

 

Dividends paid on Preferred Shares:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Series A Preferred Shares ($3.25 per share)

 

 

 

 

(3,473

)

 

 

(3,473

)

 

Series B Preferred Shares ($2.125 per share)

 

 

 

 

(7,225

)

 

 

(7,225

)

 

Series C Preferred Shares ($2.125 per share)

 

 

 

 

(9,775

)

 

 

(9,775

)

 

Series D-10 preferred shares ($1.75 per share)

 

 

 

 

(342

)

 

 

(342

)

 

Proceeds from issuance of Series D-10 Preferred Shares

 

40,000

 

 

 

 

 

 

40,000

 

 

Conversion of Series A Preferred shares to common shares

 

(54,496

)

86

 

54,410

 

 

 

 

 

 

Deferred compensation shares

 

 

8

 

5,392

 

 

 

 

5,400

 

 

 

Dividends paid on common shares ($2.91 per share, including $.16 special cash dividend)

 

 

 

 

(327,877

)

 

 

(327,877

)

 

Common shares issued under employees’ share option plan

 

 

183

 

141,036

 

 

 

 

141,219

 

 

Redemption of Class A partnership units for common shares

 

 

140

 

144,291

 

 

 

 

144,431

 

 

Common shares issued in connection with dividend reinvestment plan

 

 

2

 

1,996

 

 

 

 

1,998

 

 

Change in unrealized net gain on securities available for sale

 

 

 

 

 

5,517

 

 

5,517

 

5,517

 

Shelf registration costs

 

 

 

(750

)

 

 

 

(750

)

 

Other – primarily changes in deferred compensation plan

 

 

 

 

 

1,107

 

(716

)

391

 

1,107

 

Balance, December 31, 2003

 

250,992

 

4,739

 

2,883,078

 

(57,618

)

3,524

 

(7,142

)

3,077,573

 

$

467,327

 

Net Income

 

 

 

 

592,917

 

 

 

592,917

 

$

592,917

 

Dividends paid on Preferred Shares:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Series A Preferred Shares ($3.25 per share)

 

 

 

 

(1,066

)

 

 

(1,066

)

 

Series B Preferred Shares ($2.125 per share)

 

 

 

 

(1,525

)

 

 

(1,525

)

 

Series C Preferred Shares ($2.125 per share)

 

 

 

 

(9,775

)

 

 

(9,775

)

 

Series D-10 preferred shares ($1.75 per share)

 

 

 

 

(2,800

)

 

 

(2,800

)

 

Series E Preferred Shares ($1.75 per share)

 

 

 

 

(1,925

)

 

 

(1,925

)

 

Series F Preferred Shares ($1.6875 per share)

 

 

 

 

(1,266

)

 

 

(1,266

)

 

Series G Preferred Shares ($1.65625 per share)

 

 

 

 

(368

)

 

 

(368

)

 

Redemption of Series B Preferred Shares

 

(81,805

)

 

 

(3,195

)

 

 

(85,000

)

 

Proceeds from issuance of Series E, F and G Preferred Shares

 

410,272

 

 

 

 

 

 

410,272

 

 

Proceeds from issuance of Series D-10 Preferred Shares

 

(2,005

)

2

 

2,003

 

 

 

 

 

 

Deferred compensation shares

 

 

24

 

6,835

 

 

 

 

6,859

 

 

Dividends paid on common shares ($3.05 per share, including $.16 special cash dividend)

 

 

 

 

(379,480

)

 

 

(379,480

)

 

Common shares issued under employees’ share option plan

 

 

67

 

55,042

 

 

 

 

55,109

 

 

Redemption of Class A partnership units for common shares

 

 

294

 

308,038

 

 

 

 

308,332

 

 

Common shares issued in connection with dividend reinvestment plan

 

 

2

 

2,109

 

 

 

 

2,111

 

 

Change in unrealized net gain on securities available for sale

 

 

 

 

 

45,003

 

 

45,003

 

45,003

 

Shelf registration costs reclassified to other assets

 

 

 

626

 

 

 

 

626

 

 

Other – primarily changes in deferred compensation plan

 

 

 

 

 

(745

)

(2,111

)

(2,856

)

(745

)

Balance, December 31, 2004

 

$

577,454

 

$

5,128

 

$

3,257,731

 

$

133,899

 

$

47,782

 

$

(9,253

)

$

4,012,741

 

$

637,175

 

 

See notes to consolidated financial statements.

 

121



 

VORNADO REALTY TRUST

CONSOLIDATED STATEMENTS OF SHAREHOLDERS’ EQUITY - CONTINUED

 

(Amounts in thousands, except per share amounts)

 

Preferred
Shares

 

Common
Shares

 

Additional
Capital

 

Earnings in
Excess of
(less than)
Distributions

 

Accumulated
Other
Comprehensive
Income (Loss)

 

Other

 

Shareholders’
Equity

 

Comprehensive
Income (Loss)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Balance, December 31, 2004

 

$

577,454

 

$

5,128

 

$

3,257,731

 

$

133,899

 

$

47,782

 

$

(9,253

)

$

4,012,741

 

 

 

Net Income

 

 

 

 

539,604

 

 

 

539,604

 

$

539,604

 

Dividends paid on Preferred Shares:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Series A Preferred Shares ($3.25 per share)

 

 

 

 

(930

)

 

 

(930

)

 

Series C Preferred Shares ($2.125 per share)

 

 

 

 

(489

)

 

 

(489

)

 

Series D-10 preferred shares ($1.75 per share)

 

 

 

 

(2,800

)

 

 

(2,800

)

 

Series E Preferred Shares ($1.75 per share)

 

 

 

 

(5,250

)

 

 

(5,250

)

 

Series F Preferred Shares ($1.6875 per share)

 

 

 

 

(10,097

)

 

 

(10,097

)

 

Series G Preferred Shares ($1.65625 per share)

 

 

 

 

(13,213

)

 

 

(13,213

)

 

Series H Preferred Shares ($1.6875 per share)

 

 

 

 

(4,092

)

 

 

(4,092

)

 

Series I Preferred Shares ($1.65625 per share)

 

 

 

 

(5,778

)

 

 

(5,778

)

 

Redemption of Series C Preferred Shares

 

(111,148

)

 

 

(3,852

)

 

 

(115,000

)

 

Proceeds from issuance of Series H and I Preferred Shares

 

370,960

 

 

 

 

 

 

370,960

 

 

Proceeds from the issuance of common shares

 

 

360

 

780,390

 

 

 

 

780,750

 

 

Conversion of Series A Preferred shares to common shares

 

(2,552

)

3

 

2,549

 

 

 

 

 

 

Deferred compensation shares and options

 

 

7

 

6,618

 

 

 

 

6,625

 

 

Dividends paid on common shares ($3.90 per share, including $.82 in special cash dividends)

 

 

 

 

(523,941

)

 

 

(523,941

)

 

Common shares issued under employees’ share option plan

 

 

42

 

45,404

 

 

 

 

45,446

 

 

Redemption of Class A partnership units for common shares

 

 

133

 

149,008

 

 

 

 

149,141

 

 

Common shares issued in connection with dividend reinvestment plan

 

 

2

 

2,710

 

 

 

 

2,712

 

 

Change in unrealized net gain on securities available for sale

 

 

 

 

 

36,654

 

 

36,654

 

36,654

 

Common share offering costs

 

 

 

(945

)

 

 

 

(945

)

 

Change in deferred compensation plan

 

 

 

 

 

2,172

 

 

2,172

 

2,172

 

Change in pension plans

 

 

 

 

 

(2,697

)

 

(2,697

)

(2,697

)

Other

 

(187

)

 

 

 

(505

)

2,629

 

1,937

 

(505

)

Balance, December 31, 2005

 

$

834,527

 

$

5,675

 

$

4,243,465

 

$

103,061

 

$

83,406

 

$

(6,624

)

$

5,263,510

 

$

575,228

 

 

See notes to consolidated financial statements.

 

122



 

VORNADO REALTY TRUST

CONSOLIDATED STATEMENTS OF CASH FLOWS

 

 

 

Year Ended December 31,

 

(Amounts in thousands)

 

2005

 

2004

 

2003

 

Cash Flows from Operating Activities:

 

 

 

 

 

 

 

Net income

 

$

539,604

 

$

592,917

 

$

460,703

 

Adjustments to reconcile net income to net cash provided by operating activities:

 

 

 

 

 

 

 

Depreciation and amortization (including debt issuance costs)

 

346,775

 

253,822

 

219,911

 

Perpetual preferred unit distributions of the Operating Partnership

 

48,102

 

68,408

 

72,716

 

Minority limited partners’ interest in the Operating Partnership

 

66,755

 

88,091

 

105,132

 

Net gain on mark-to-market of derivatives (Sears Holdings and McDonalds option shares and GMH Communities L.P. warrants)

 

(73,953

)

(105,920

)

 

Net gain on sale of real estate

 

(31,614

)

(75,755

)

(161,789

)

Net gain on dispositions of wholly-owned and partially-owned assets other than real estate

 

(39,042

)

(19,775

)

(2,343

)

Equity in income of partially-owned entities, including Alexander’s and Toys “R” Us

 

(54,691

)

(51,961

)

(83,475

)

Straight-lining of rental income

 

(50,064

)

(61,473

)

(41,947

)

Amortization of below market leases, net

 

(13,797

)

(14,570

)

(9,047

)

Distributions of income from partially-owned entities

 

40,152

 

16,740

 

6,666

 

Write-off preferred unit issuance costs

 

19,017

 

700

 

 

Minority interest of partially-owned entities

 

3,808

 

109

 

827

 

Net gain on exercise of GMH Communities L.P. warrants

 

 

(29,452

)

 

Costs of acquisitions and development not consummated

 

 

1,475

 

 

Changes in operating assets and liabilities:

 

 

 

 

 

 

 

Accounts receivable, net

 

(45,023

)

(5,954

)

(18,159

)

Accounts payable and accrued expenses

 

54,808

 

87,346

 

19,175

 

Other assets

 

(44,934

)

(77,974

)

(63,137

)

Other liabilities

 

(3,225

)

14,659

 

30,384

 

Net cash provided by operating activities

 

762,678

 

681,433

 

535,617

 

Cash Flows from Investing Activities:

 

 

 

 

 

 

 

Investments in partially-owned entities

 

(971,358

)

(158,467

)

(15,331

)

Acquisitions of real estate

 

(889,369

)

(286,310

)

(216,361

)

Repayment of notes and mortgage loans receivable

 

383,050

 

174,276

 

29,421

 

Investments in notes and mortgage loans receivable

 

(307,050

)

(330,101

)

(230,375

)

Purchases of marketable securities

 

(242,617

)

(59,714

)

(17,356

)

Development costs and construction in progress

 

(176,486

)

(139,669

)

(123,436

)

Proceeds from sale of real estate

 

126,584

 

233,005

 

299,852

 

Proceeds from Alexander’s loan repayment

 

124,000

 

 

 

Proceeds from sale of marketable securities (available for sale)

 

115,974

 

 

7,952

 

Proceeds from Toys “R” Us loan repayment

 

73,184

 

 

 

Additions to real estate

 

(68,443

)

(117,942

)

(120,593

)

Distributions of capital from partially-owned entities

 

63,580

 

287,005

 

147,977

 

Cash restricted, primarily mortgage escrows

 

36,658

 

8,754

 

101,292

 

Deposits made in connection with real estate acquisitions

 

(18,991

)

 

 

Cash recorded upon consolidation of Americold Realty Trust

 

 

21,694

 

 

Net cash used in investing activities

 

(1,751,284

)

(367,469

)

(136,958

)

 

See notes to consolidated financial statements.

 

123



 

VORNADO REALTY TRUST

CONSOLIDATED STATEMENTS OF CASH FLOWS - CONTINUED

 

 

 

Year Ended December 31,

 

(Amounts in thousands)

 

2005

 

2004

 

2003

 

Cash Flows from Financing Activities:

 

 

 

 

 

 

 

Proceeds from borrowings

 

1,310,630

 

745,255

 

812,487

 

Redemption of perpetual preferred shares and units

 

(812,000

)

(112,467

)

(103,243

)

Proceeds from issuance of common shares

 

780,750

 

 

 

Dividends paid on common shares

 

(524,163

)

(379,480

)

(327,877

)

Proceeds from issuance of preferred shares and units

 

470,934

 

510,439

 

119,967

 

Repayments of borrowings

 

(398,957

)

(702,823

)

(752,422

)

Distributions to minority limited partners

 

(121,730

)

(131,142

)

(158,066

)

Proceeds received from exercise of employee share options

 

52,760

 

61,935

 

145,152

 

Dividends paid on preferred shares

 

(34,553

)

(21,920

)

(20,815

)

Dividends paid by Americold Realty Trust

 

(24,409

)

 

 

Costs of refinancing debt

 

(15,434

)

(5,021

)

(1,500

)

Net cash provided by (used in) financing activities

 

683,828

 

(35,224

)

(286,317

)

Net (decrease) increase in cash and cash equivalents

 

(304,778

)

278,740

 

112,342

 

Cash and cash equivalents at beginning of year

 

599,282

 

320,542

 

208,200

 

Cash and cash equivalents at end of year

 

$

294,504

 

$

599,282

 

$

320,542

 

 

 

 

 

 

 

 

 

Supplemental Disclosure of Cash Flow Information:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Cash payments for interest (including capitalized interest of $15,582, $8,718, and $5,407)

 

$

349,331

 

$

253,791

 

$

245,668

 

 

 

 

 

 

 

 

 

Non-Cash Transactions:

 

 

 

 

 

 

 

Financing assumed in acquisitions

 

$

402,865

 

$

34,100

 

$

29,056

 

Conversion of Class A operating partnership units to common shares

 

149,141

 

308,332

 

144,431

 

Unrealized gain on securities available for sale

 

85,444

 

45,003

 

5,517

 

Class A units issued in connection with acquisitions

 

62,418

 

 

53,589

 

Increases in assets and liabilities on November 18, 2004 resulting from the consolidation of the Company’s investment in Americold Realty Trust:

 

 

 

 

 

 

 

Real estate, net

 

 

1,177,160

 

 

Accounts receivable, net

 

 

74,657

 

 

Other assets

 

 

68,735

 

 

Notes and mortgages payable

 

 

733,740

 

 

Accounts payable and accrued expenses

 

 

100,554

 

 

Other liabilities

 

 

47,362

 

 

Minority interest

 

 

284,764

 

 

 

See notes to consolidated financial statements.

 

124



 

VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

 

1.    Organization and Business

 

Vornado Realty Trust is a fully-integrated real estate investment trust (“REIT”) and conducts its business through Vornado Realty L.P., a Delaware limited partnership (the “Operating Partnership”).  All references to the “Company” and “Vornado” refer to Vornado Realty Trust and its consolidated subsidiaries, including the Operating Partnership.  Vornado is the sole general partner of, and owned approximately 89.4% of the common limited partnership interest in, the Operating Partnership at December 31, 2005.

 

The Company currently owns directly or indirectly:

 

Office Properties:

 

(i)            all or portions of 111 office properties aggregating approximately 30.7 million square feet in the New York City metropolitan area (primarily Manhattan) and in the Washington D.C. and Northern Virginia area;

 

Retail Properties:

 

(ii)           111 retail properties in nine states and Puerto Rico aggregating approximately 16.2 million square feet, including 3.1 million square feet owned by tenants on land leased from the Company;

 

Merchandise Mart Properties:

 

(iii)          10 properties in six states aggregating approximately 9.5 million square feet of showroom and office space, including the 3.4 million square foot Merchandise Mart in Chicago;

 

Temperature Controlled Logistics:

 

(iv)          a 47.6% interest in Americold Realty Trust which owns and operates 85 cold storage warehouses nationwide;

 

Toys “R” Us, Inc.:

 

(v)         a 32.95% interest in Toys “R” Us, Inc. which owns and/or operates 1,204 stores worldwide, including 587 toys stores and 242 Babies “R” Us stores in the United States and 306 toy stores internationally;

 

Other Real Estate Investments:

 

(vi)          33% of the outstanding common stock of Alexander’s, Inc. (NYSE: ALX) which has six properties in the greater New York metropolitan area;

 

(vii)         the Hotel Pennsylvania in New York City consisting of a hotel portion containing 1.0 million square feet with 1,700 rooms and a commercial portion containing 400,000 square feet of retail and office space;

 

(viii)        a 15.8% interest in The Newkirk Master Limited Partnership (the limited partnership units are exchangeable on a one-for-one basis into common shares of Newkirk Realty Trust (NYSE: NKT) after an IPO blackout period that expires on November 7, 2006) which owns office, retail and industrial properties net leased primarily to credit rated tenants, and various debt interests in such properties;

 

(ix)           mezzanine loans to real estate related companies; and

 

(x)            interests in other real estate including an 11.3% interest in GMH Communities L.P. (the limited partnership units are exchangeable on a one-for-one basis into common shares of GMH Communities Trust (NYSE: GCT)) which owns and manages student and military housing properties throughout the United States; seven dry warehouse/industrial properties in New Jersey containing approximately 1.5 million square feet; other investments and marketable securities.

 

125



 

VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS – (CONTINUED)

 

2.    Basis of Presentation and Significant Accounting Policies – continued

 

Basis of Presentation

 

The accompanying consolidated financial statements include the accounts of Vornado Realty Trust and its majority-owned subsidiary, Vornado Realty L.P.  All significant intercompany amounts have been eliminated.  The Company accounts for its unconsolidated partially-owned entities on the equity method of accounting.  See below for further details of the Company’s accounting policies regarding partially-owned entities.

 

The Company’s consolidated financial statements are prepared in accordance with accounting principles generally accepted in the United States which requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the date of the financial statements and the reported amounts of revenues and expenses during the reporting periods. Actual results could differ materially from those estimates.

 

Significant Accounting Policies

 

Real Estate:  Real estate is carried at cost, net of accumulated depreciation and amortization.  Betterments, major renewals and certain costs directly related to the acquisition, improvement and leasing of real estate are capitalized.  Maintenance and repairs are charged to operations as incurred.  For redevelopment of existing operating properties, the net book value of the existing property under redevelopment plus the cost for the construction and improvements incurred in connection with the redevelopment are capitalized to the extent the capitalized costs of the property do not exceed the estimated fair value of the redeveloped property when complete.  If the cost of the redeveloped property, including the undepreciated net book value of the property carried forward, exceeds the estimated fair value of redeveloped property, the excess is charged to expense.  Depreciation is provided on a straight-line basis over the assets’ estimated useful lives which range from 7 to 40 years.  Tenant allowances are amortized on a straight-line basis over the lives of the related leases, which approximates the useful lives of the assets.  Additions to real estate include interest expense capitalized during construction of $15,582,000 and $8,718,000, for the years ended December 31, 2005 and 2004, respectively.

 

Upon acquisitions of real estate, the Company assesses the fair value of acquired assets (including land, buildings and improvements, and identified intangibles such as above and below market leases and acquired in-place leases and customer relationships) and acquired liabilities in accordance with Statement of Financial Accounting Standards (“SFAS”) No. 141: Business Combinations and SFAS No. 142: Goodwill and Other Intangible Assets, and allocates purchase price based on these assessments.  The Company assesses fair value based on estimated cash flow projections that utilize appropriate discount and capitalization rates and available market information.  Estimates of future cash flows are based on a number of factors including the historical operating results, known trends, and market/economic conditions that may affect the property.  The Company’s properties, including any related intangible assets, are reviewed for impairment if events or circumstances change indicating that the carrying amount of the assets may not be recoverable.

 

Partially-Owned Entities:  The Company considers APB 18: The Equity Method of Accounting for Investments in Common Stock, SOP 78-9: Accounting for Investments in Real Estate Ventures, Emerging Issues Task Force (“EITF”) 96-16: Investors Accounting for an Investee When the Investor has the Majority of the Voting Interest but the Minority Partners have Certain Approval or Veto Rights and FASB Interpretation No. 46 (Revised 2003): Consolidation of Variable Interest Entities — An Interpretation of ARB No. 51 (“FIN 46R”), to determine the method of accounting for each of its partially-owned entities.  In determining whether the Company has a controlling interest in a partially-owned entity and the requirement to consolidate the accounts of that entity, it considers factors such as ownership interest, board representation, management representation, authority to make decisions, and contractual and substantive participating rights of the partners/members as well as whether the entity is a variable interest entity in which it will absorb the majority of the entity’s expected losses, if they occur, or receive the majority of the expected residual returns, if they occur, or both.  The Company has concluded that it does not control a partially-owned entity, despite an ownership interest of 50% or greater, if the entity is not considered a variable interest entity and the approval of all of the partners/members is contractually required with respect to major decisions, such as operating and capital budgets, the sale, exchange or other disposition of real property, the hiring of a chief executive officer, the commencement, compromise or settlement of any lawsuit, legal proceeding or arbitration or the placement of new or additional financing secured by assets of the venture.  This is the case with respect to the Company’s 50% interests in Monmouth Mall, MartParc Wells, MartParc Orleans, H Street, Beverly Connection, 478-486 Broadway, 968 Third Avenue and 825 Seventh Avenue.

 

126



 

VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS – (CONTINUED)

 

2.    Basis of Presentation and Significant Accounting Policies – continued

 

Identified Intangible Assets and Goodwill:  Upon an acquisition of a business the Company records intangible assets acquired at their estimated fair value separate and apart from goodwill.  The Company amortizes identified intangible assets that are determined to have finite lives which are based on the period over which the assets are expected to contribute directly or indirectly to the future cash flows of the business acquired.  Intangible assets subject to amortization are reviewed for impairment whenever events or changes in circumstances indicate that their carrying amount may not be recoverable.  An impairment loss is recognized if the carrying amount of an intangible asset is not recoverable and its carrying amount exceeds its estimated fair value.

 

The excess of the cost of an acquired entity over the net of the amounts assigned to assets acquired (including identified intangible assets) and liabilities assumed is recorded as goodwill.  Goodwill is not amortized but is tested for impairment at a level of reporting referred to as a reporting unit on an annual basis, or more frequently if events or changes in circumstances indicate that the asset might be impaired.  An impairment loss for an asset group is allocated to the long-lived assets of the group on a pro-rata basis using the relative carrying amounts of those assets, unless the fair value of specific components of the reporting group are determinable without undue cost and effort.

 

As of December 31, 2005 and 2004, the carrying amounts of the Company’s identified intangible assets are $197,014,000 and $176,122,000 and the carrying amounts of goodwill are $11,122,000 and $10,425,000, respectively.  Such amounts are included in “other assets” on the Company’s consolidated balance sheets.  In addition, the Company has $146,325,000 and $70,264,000 of identified intangible liabilities as of December 31, 2005 and 2004, which are included in “deferred credit” on the Company’s consolidated balance sheets.

 

Cash and Cash Equivalents:  Cash and cash equivalents consist of highly liquid investments purchased with original maturities of three months or less. Cash and cash equivalents do not include cash escrowed under loan agreements and cash restricted in connection with an officer’s deferred compensation payable.  Cash and cash equivalents include repurchase agreements collateralized by U.S. government obligations totaling $177,650,000 and $23,110,000 as of December 31, 2005 and 2004, respectively. The majority of the Company’s cash and cash equivalents are held at major commercial banks which may at times exceed the Federal Deposit Insurance Corporation limit of $100,000.  The Company has not experienced any losses to date on its invested cash.

 

Allowance for Doubtful Accounts:  The Company periodically evaluates the collectibility of amounts due from tenants and maintains an allowance for doubtful accounts for estimated losses resulting from the inability of tenants to make required payments under the lease agreements.  The Company also maintains an allowance for receivables arising from the straight-lining of rents.  This receivable arises from earnings recognized in excess of amounts currently due under the lease agreements.  Management exercises judgment in establishing these allowances and considers payment history and current credit status in developing these estimates.

 

Marketable Securities:  The Company classifies debt and equity securities which it intends to hold for an indefinite period of time as securities available-for-sale; equity securities it intends to buy and sell on a short term basis as trading securities; and mandatory redeemable preferred stock investments as securities held to maturity.  Unrealized gains and losses on trading securities are included in earnings.  Unrealized gains and losses on securities available-for-sale are included as a component of shareholders’ equity and other comprehensive income.  Realized gains or losses on the sale of securities are recorded based on specific identification.  A portion of the Company’s preferred stock investments are accounted for in accordance with EITF 99-20: Recognition of Interest Income and Impairment on Purchased and Retained Beneficial Interests in Securitized Financial Assets.  Income is recognized by applying the prospective method of adjusting the yield to maturity based on an estimate of future cash flows.  If the value of the investment based on the present value of the future cash flows is less than the Company’s carrying amount, the investments will be written-down to fair value through earnings.  Investments in non-publicly traded securities are reported at cost, as they are not considered marketable under SFAS No. 115: Accounting For Certain Investments in Debt and Equity Securities.

 

At December 31, 2005 and 2004, marketable securities had an aggregate cost of $132,536,000 and $135,382,000 and an aggregate fair value of $276,146,000 and $185,394,000, of which $272,949,000 and $178,999,000 represents securities available for sale; and $3,197,000 and $6,395,000 represent securities held to maturity.  Unrealized gains and losses were $90,210,000 and $1,046,000 at December 31, 2005 and $50,012,000 and $0 at December 31, 2004.

 

127



 

VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS – (CONTINUED)

 

2.    Basis of Presentation and Significant Accounting Policies – continued

 

Notes and Mortgage Loans Receivable: The Company’s policy is to record notes and mortgage loans receivable at the stated principal amount less any discount or premium.  The Company accretes or amortizes any discounts or premiums over the life of the related loan receivable utilizing the straight-line method which approximates the effective interest method.  The Company evaluates the collectibility of both interest and principal of each of its loans, if circumstances warrant, to determine whether it is impaired. A loan is considered to be impaired when, based on current information and events, it is probable that the Company will be unable to collect all amounts due according to the existing contractual terms. When a loan is considered to be impaired, the amount of the loss accrual is calculated by comparing the recorded investment to the value determined by discounting the expected future cash flows at the loan’s effective interest rate or, as a practical expedient, to the value of the collateral if the loan is collateral dependent.

 

Deferred Charges: Direct financing costs are deferred and amortized over the terms of the related agreements as a component of interest expense. Direct costs related to leasing activities are capitalized and amortized on a straight-line basis over the lives of the related leases. All other deferred charges are amortized on a straight-line basis, which approximates the effective interest rate method, in accordance with the terms of the agreements to which they relate.

 

Fair Value of Financial Instruments: The Company has estimated the fair value of all financial instruments reflected in the accompanying consolidated balance sheets at amounts which are based upon an interpretation of available market information and valuation methodologies (including discounted cash flow analyses with regard to fixed rate debt).  The fair value of the Company’s debt is approximately $50,058,000 and $256,518,000 in excess of the aggregate carrying amounts at December 31, 2005 and 2004, respectively.  Such fair value estimates are not necessarily indicative of the amounts that would be realized upon disposition of the Company’s financial instruments.

 

Derivative Instruments And Hedging Activities:  SFAS No. 133: Accounting for Derivative Instruments and Hedging Activities (“SFAS No. 133”), as amended and interpreted, establishes accounting and reporting standards for derivative instruments, including certain derivative instruments embedded in other contracts, and for hedging activities.  As required by SFAS No. 133, the Company records all derivatives on the balance sheet at fair value.  The accounting for changes in the fair value of derivatives depends on the intended use of the derivative and the resulting designation. Derivatives used to hedge the exposure to changes in the fair value of an asset, liability, or firm commitment attributable to a particular risk, such as interest rate risk, are considered fair value hedges. Derivatives used to hedge the exposure to variability in expected future cash flows, or other types of forecasted transactions, are considered cash flow hedges.

 

For derivatives designated as fair value hedges, changes in the fair value of the derivative and the hedged item related to the hedged risk are recognized in earnings. For derivatives designated as cash flow hedges, the effective portion of changes in the fair value of the derivative is initially reported in other comprehensive income (loss) (outside of earnings) and subsequently reclassified to earnings when the hedged transaction affects earnings, and the ineffective portion of changes in the fair value of the derivative is recognized directly in earnings.  The Company assesses the effectiveness of each hedging relationship by comparing the changes in fair value or cash flows of the derivative hedging instrument with the changes in fair value or cash flows of the designated hedged item or transaction. For derivatives not designated as hedges, changes in fair value are recognized in earnings.

 

128



 

VORNADO REALTY TRUST

 

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS – (CONTINUED)

 

2.    Basis of Presentation and Significant Accounting Policies – continued

 

Revenue Recognition:  The Company has the following revenue sources and revenue recognition policies:

 

Base Rents — income arising from tenant leases.  These rents are recognized over the non-cancelable term of the related leases on a straight-line basis which includes the effects of rent steps and rent abatements under the leases.

 

Percentage Rents — income arising from retail tenant leases which are contingent upon the sales of the tenant exceeding a defined threshold.  These rents are recognized in accordance with Staff Accounting Bulletin No. 104: Revenue Recognition, which states that this income is to be recognized only after the contingency has been removed (i.e., sales thresholds have been achieved).

 

Hotel Revenues — income arising from the operation of the Hotel Pennsylvania which consists of rooms revenue, food and beverage revenue, and banquet revenue.  Income is recognized when rooms are occupied.  Food and beverage and banquet revenue is recognized when the services have been rendered.

 

Trade Show Revenues — income arising from the operation of trade shows, including rentals of booths.  This revenue is recognized in accordance with the booth rental contracts when the trade shows have occurred.

 

Expense Reimbursements — revenue arising from tenant leases which provide for the recovery of all or a portion of the operating expenses and real estate taxes of the respective property.  This revenue is accrued in the same periods as the expenses are incurred.  Contingent rents are not recognized until realized.

 

Temperature Controlled Logistics revenue – income arising from the Company’s investment in Americold.  Storage and handling revenue are recognized as services are provided.  Transportation fees are recognized upon delivery to customers.

 

Management, Leasing and Other Fees – income arising from contractual agreements with third parties or with partially-owned entities.  This revenue is recognized as the related services are performed under the respective agreements.

 

Income Taxes: The Company operates in a manner intended to enable it to continue to qualify as a REIT under Sections 856-860 of the Internal Revenue Code of 1986, as amended. Under those sections, a REIT which distributes at least 90% of its REIT taxable income as a dividend to its shareholders each year and which meets certain other conditions will not be taxed on that portion of its taxable income which is distributed to its shareholders.  The Company will distribute to its shareholders 100% of its taxable income and therefore, no provision for Federal income taxes is required. Dividend distributions for the year ended December 31, 2005 were characterized for Federal income tax purposes as 93.6% ordinary income and 6.4% long-term capital gain income.  Dividend distributions for the year ended December 31, 2004 were characterized for Federal income tax purposes as 94.8% ordinary income and 5.2% long-term capital gain income.  Dividend distributions for the year ended December 31, 2003 were characterized for Federal income tax purposes as 94.5% ordinary income and 5.5% long-term capital gain income.

 

The Company owns stock in corporations that have elected to be treated for Federal income tax purposes, as taxable REIT subsidiaries (“TRS”).  The value of the combined TRS stock cannot and does not exceed 20% of the value of the Company’s total assets.  A TRS is taxable on its net income at regular corporate tax rates.  The total income tax paid in the years ended December 31, 2005, 2004 and 2003 was $8,672,000, $1,867,000 and $2,048,000, respectively.

 

The following table reconciles net income to estimated taxable income for the years ended December 31, 2005, 2004 and 2003.

 

(Amounts in thousands)

 

2005

 

2004

 

2003

 

Net income applicable to common shares

 

$

493,103

 

$

570,997

 

$

439,888

 

Book to tax differences:

 

 

 

 

 

 

 

Depreciation and amortization

 

93,301

 

85,153

 

59,015

 

Derivatives

 

(31,144

)

(126,724

)

 

Straight-line rent adjustments

 

(44,787

)

(53,553

)

(35,856

)

Earnings of partially-owned entities

 

31,591

 

47,998

 

41,198

 

Net gains on sale of real estate

 

(28,282

)

(54,143

)

(88,155

)

Net gain on sale of a portion of investment in Americold to Yucaipa

 

 

(26,459

)

 

Stock options expense

 

(35,088

)

(20,845

)

(78,125

)

Amortization of acquired below market leases, net of above market leases

 

(12,343

)

(12,692

)

(7,733

)

Sears Canada dividend

 

75,201

 

 

 

Other

 

28,612

 

4,191

 

(1,727

)

Estimated taxable income

 

$

570,164

 

$

413,923

 

$

328,505

 

 

The net basis of the Company’s assets and liabilities for tax purposes is approximately $3,231,076,000 lower than the amount reported for financial statement purposes.

 

129



 

VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS – (CONTINUED)

 

2.    Basis of Presentation and Significant Accounting Policies – continued

 

Income Per Share:  Basic income per share is computed based on weighted average shares outstanding.  Diluted income per share considers the effect of outstanding options, restricted shares, warrants and convertible or redeemable securities.

 

Stock-Based Compensation:  In 2002 and prior years, the Company accounted for employee stock options using the intrinsic value method. Under the intrinsic value method compensation cost is measured as the excess, if any, of the quoted market price of the Company’s stock at the date of grant over the exercise price of the option granted. Compensation cost for stock options, if any, is recognized ratably over the vesting period.  The Company’s policy is to grant options with an exercise price equal to 100% of the market price of the Company’s stock on the grant date. Accordingly, no compensation cost has been recognized for the Company’s stock option grants.  Effective January 1, 2003, the Company adopted SFAS No. 123: Accounting for Stock-Based Compensation, as amended by SFAS No. 148: Accounting for Stock-Based Compensation - Transition and Disclosure and as revised by SFAS No. 123R: Share-Based Payment.  The Company adopted SFAS No. 123 prospectively by valuing and accounting for employee stock options granted in 2003 and thereafter.  The Company utilizes a binomial valuation model and appropriate market assumptions to determine the value of each grant.  Stock-based compensation expense is recognized on a straight-line basis over the vesting period for all grants subsequent to 2002.  See Note 10. Stock-Based Compensation, for pro forma net income and pro forma net income per share for the years ended December 31, 2005, 2004 and 2003, assuming compensation costs for grants prior to 2003 were recognized as compensation expense based on the fair value at the grant dates.

 

In addition to employee stock option grants, the Company has also granted restricted shares to certain of its employees that vest over a three to five year period.  The Company records the value of each restricted share award as stock-based compensation expense based on the Company’s closing stock price on the NYSE on the date of grant on a straight-line basis over the vesting period.  As of December 31, 2005, the Company has 260,267 restricted shares or rights to receive restricted shares outstanding to employees of the Company, excluding 626,566 shares issued to the Company’s President in connection with his employment agreement.  The Company recognized $3,559,000, $4,200,000 and $3,239,000 of stock-based compensation expense in the years ended December 31, 2005, 2004 and 2003 for the portion of these shares that vested during each year.  Dividends paid on unvested shares are charged to retained earnings and amounted to $1,038,000, $938,700 and $777,700 for the years ended December 31, 2005, 2004 and 2003, respectively.  Dividends on shares that are canceled or terminated prior to vesting are charged to compensation expense in the period they are cancelled or terminated.

 

130



 

VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS – (CONTINUED)

 

2.    Basis of Presentation and Significant Accounting Policies – continued

 

Recently Issued Accounting Literature

 

On December 16, 2004, the FASB issued Statement of Financial Accounting Standards (“SFAS”) No. 153, Exchanges of Nonmonetary Assets - An Amendment of APB Opinion No. 29. The amendments made by SFAS No. 153 are based on the principle that exchanges of nonmonetary assets should be measured based on the fair value of the assets exchanged. Further, the amendments eliminate the narrow exception for nonmonetary exchanges of similar productive assets and replace it with a broader exception for exchanges of nonmonetary assets that do not have “commercial substance.” SFAS No. 153 is effective for nonmonetary asset exchanges occurring in fiscal periods beginning after June 15, 2005. The adoption of SFAS No. 153 on its effective date did not have a material effect on the Company’s consolidated financial statements.

 

On December 16, 2004, the FASB issued SFAS No. 123: (Revised 2004) - Share-Based Payment (“SFAS No. 123R”).  SFAS No. 123R replaces SFAS No. 123, which the Company adopted on January 1, 2003. SFAS No. 123R requires that the compensation cost relating to share-based payment transactions be recognized in financial statements and measured based on the fair value of the equity or liability instruments issued. SFAS No. 123R is effective as of the first annual reporting period beginning after December 31, 2005.  The Company has adopted SFAS No. 123R on a modified prospective method, effective January 1, 2006 and believes that the adoption will not have a material effect on its consolidated financial statements.

 

In March 2005, the FASB issued FIN 47, Accounting for Conditional Asset Retirement Obligations, an interpretation of FASB Statement No. 143, Asset Retirement Obligations.  FIN 47 provides clarification of the term “conditional asset retirement obligation” as used in SFAS 143, defined as a legal obligation to perform an asset retirement activity in which the timing and/or method of settlement are conditional on a future event that may or may not be within the control of the company.  Under this standard, a company must record a liability for a conditional asset retirement obligation if the fair value of the obligation can be reasonably estimated.  FIN 47 became effective in the Company’s fiscal quarter ended December 31, 2005.  Certain of the Company’s real estate assets contain asbestos.  Although the asbestos is appropriately contained, in accordance with current environmental regulations, the Company’s practice is to remediate the asbestos upon the renovation or redevelopment of its properties.  Accordingly, the Company has determined that these assets meet the criteria for recording a liability and has recorded an asset retirement obligation aggregating approximately $8,400,000, which is included in “Other Liabilities” on the consolidated balance sheet as of December 31, 2005.  The cumulative effect of adopting this standard was approximately $2,500,000, and is included in “Depreciation and Amortization” on the consolidated statement of income for the year ended December 31, 2005.

 

In May 2005, the FASB issued SFAS No. 154, Accounting Changes and Error Corrections – A Replacement of APB Opinion No. 20 and SFAS No. 3.  SFAS No. 154 changes the requirements for the accounting and reporting of a change in accounting principle by requiring that a voluntary change in accounting principle be applied retrospectively with all prior periods’ financial statements presented on the new accounting principle, unless it is impracticable to do so.  SFAS No. 154 also requires that a change in depreciation or amortization for long-lived, non-financial assets be accounted for as a change in accounting estimate effected by a change in accounting principle and corrections of errors in previously issued financial statements should be termed a “restatement”.  SFAS No. 154 is effective for accounting changes and corrections of errors made in fiscal years beginning after December 15, 2005.  The Company believes that the adoption of SFAS No. 154 will not have a material effect on the Company’s consolidated financial statements.

 

In June 2005, the FASB ratified the consensus reached by the Emerging Issues Task Force (“EITF”) on Issue No. 04-05, “Determining Whether a General Partner, or General Partners as a Group, Controls a Limited Partnership or Similar Entity When the Limited Partners Have Certain Rights” (“EITF 04-05”).  EITF 04-05 provides a framework for determining whether a general partner controls, and should consolidate, a limited partnership or a similar entity.  EITF 04-05 became effective on June 29, 2005, for all newly formed or modified limited partnership arrangements and January 1, 2006 for all existing limited partnership arrangements.  The Company believes that the adoption of this standard will not have a material effect on its consolidated financial statements.

 

131



 

VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS – (CONTINUED)

 

3.    Acquisitions and Dispositions

 

Acquisitions:

 

The Company completed approximately $2,379,750,000 of real estate acquisitions and investments in 2005 and $328,600,000 in 2004.  In addition, the Company made $308,534,000 of mezzanine loans during 2005 and $183,400,000 in 2004 (see Note 6. Notes and Mortgage Loans Receivable).  These acquisitions were consummated through subsidiaries of the Company.  The related assets, liabilities and results of operations are included in the Company’s consolidated financial statements from their respective dates of acquisition.  The pro forma effect of the individual acquisitions and in the aggregate were not material to the Company’s historical results of operations.

 

Acquisitions of individual properties are recorded as acquisitions of real estate assets.  Acquisitions of businesses are accounted for under the purchase method of accounting. The purchase price for property acquisitions and businesses acquired is allocated to acquired assets and assumed liabilities using their relative fair values as of the acquisition date based on valuations and other studies. Initial valuations are subject to change until such information is finalized no later than 12 months from the acquisition date.

 

Office:

 

Crystal City Marriott

 

On July 1, 2004, the Company acquired the Marriott hotel located in its Crystal City office complex from a limited partnership in which Robert H. Smith and Robert P. Kogod, trustees of the Company, together with family members, own approximately 67 percent.  The purchase price of $21,500,000 was paid in cash as part of a Section 1031 tax-free, “like-kind” exchange with a portion of the proceeds from the Company’s sale of the Palisades Residential Complex (see Dispositions).  The hotel contains 343 rooms and is leased to an affiliate of Marriott International, Inc. until July 31, 2015, with one 10-year extension option.  The land under the hotel was acquired in 1999.  This property is consolidated into the accounts of the Company from the date of acquisition.

 

Bowen Building

 

On June 13, 2005, the Company acquired the 90% that it did not already own of the Bowen Building, a 231,000 square foot class A office building located at 875 15th Street N.W. in the Central Business District of Washington, D.C.  The purchase price was $119,000,000, consisting of $63,000,000 in cash and $56,000,000 of existing mortgage debt, which bears interest at LIBOR plus 1.5% (5.66% as of December 31, 2005) and is due in February 2007.  The operations of the Bowen Building are consolidated into the accounts of the Company from the date of this acquisition.

 

H Street Building Corporation (“H Street”)

 

On July 20, 2005, the Company acquired H Street, which owns directly or indirectly through stock ownership in corporations, a 50% interest in real estate assets located in Pentagon City, Virginia, including 34 acres of land leased to various residential and retail operators, a 1,670 unit apartment complex, 10 acres of land and two office buildings located in Washington, DC containing 577,000 square feet. The purchase price was approximately $246,600,000, consisting of $194,500,000 in cash and $52,100,000 for the Company’s pro rata share of existing mortgage debt.  The operations of H Street are consolidated into the accounts of the Company from the date of acquisition.

 

On July 22, 2005, two corporations owned 50% by H Street filed a complaint against the Company, H Street and three parties affiliated with the sellers of H Street in the Superior Court of the District of Columbia alleging that the Company encouraged H Street and the affiliated parties to breach their fiduciary duties to these corporations and interfered with prospective business and contractual relationships.  The complaint seeks an unspecified amount of damages and a rescission of the Company’s acquisition of H Street.   In addition, on July 29, 2005, a tenant under a ground lease with one of these corporations brought a separate suit in the Superior Court of the District of Columbia, alleging, among other things, that the Company’s acquisition of H Street violated a provision giving them a right of first offer and on that basis seeks a rescission of the Company’s acquisition and the right to acquire H Street for the price paid by the Company.  On September 12, 2005, the Company filed a complaint against each of these corporations and their acting directors seeking a restoration of H Street’s full shareholder rights and damages.  These legal actions are currently in the discovery stage.  In connection with these legal actions, the Company has accrued legal fees of $2,134,000 in the fourth quarter of 2005, which are included in general and administrative expenses on the consolidated statement of income.  The Company believes that the actions filed against the Company are without merit and that it will ultimately be successful in defending against them.

 

Because of the legal actions described above, the Company has not been granted access to the financial information of these two corporations and accordingly has not recorded its share of their net income or loss or disclosed its pro rata share of their outstanding debt in the accompanying consolidated financial statements.

 

132



 

VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS – (CONTINUED)

 

3.    Acquisitions and Dispositions - continued

 

Rosslyn Plaza

 

On December 20, 2005, the Company acquired a 46% partnership interest in, and became co-general partner of, partnerships that own a complex in Rosslyn, Virginia, containing four office buildings with an aggregate of 714,000 square feet and two apartment buildings containing 195 rental units.  The consideration for the acquisition consisted of 734,486 newly issued Vornado Realty L.P. partnership units (valued at $61,814,000) and $27,300,000 of its pro-rata share of existing debt. Of the partnership interest acquired, 19% was from Robert H. Smith and Robert P. Kogod, trustees of Vornado, and their family members, representing all of their interest in the partnership.  The Company accounts for its investment in Rosslyn Plaza under the equity method of accounting.

 

Warner Building

 

On December 27, 2005, the Company acquired the 95% interest that it did not already own in the Warner Building, a 560,000 square foot class A office building located at 1299 Pennsylvania Avenue three blocks from the White House.  The purchase price was approximately $319,000,000, consisting of $170,000,000 in cash and $149,000,000 of existing mortgage and other debt.   The operations of the Warner Building are consolidated into the accounts of the Company from the date of acquisition.

 

BNA Complex

 

On February 17, 2006, the Company entered into an agreement to sell its 277,000 square foot Crystal Mall Two office building, located in Arlington, Virginia, to The Bureau of National Affairs, Inc. (“BNA”), for its corporate headquarters.  Simultaneously, the Company agreed to acquire a three building complex from BNA containing approximately 300,000 square feet, which is located in Washington D.C.’s West End between Georgetown and the Central Business District.  The Company will receive sales proceeds of approximately $100,000,000 for Crystal Mall Two and recognize a net gain on sale of approximately $23,000,000.   The Company will pay BNA $111,000,000 for the complex it is acquiring.  One of the buildings, containing 130,000 square feet, will remain an office building, while the other two buildings will be redeveloped into residential condominiums.  These transactions are expected to close in the second half of 2007.

 

Retail:

 

Forest Plaza Shopping Center

 

On February 3, 2004, the Company acquired the Forest Plaza Shopping Center for approximately $32,500,000, consisting of $14,000,000 in cash, and $18,500,000 of existing mortgage debt.  The purchase was funded as part of Section 1031 tax-free “like kind” exchange with the remaining portion of the proceeds from the sale of the Company’s Two Park Avenue property (see Dispositions).  Forest Plaza is a 165,000 square foot shopping center located in Staten Island, New York.  The operations of Forest Plaza are consolidated into the accounts of the Company from the date of acquisition.

 

25 W. 14th Street

 

On March 19, 2004, the Company acquired a 62,000 square foot free-standing retail building located at 25 W. 14th Street in Manhattan for $40,000,000 in cash.  This acquisition was paid in cash as part of a Section 1031 tax-free, “like-kind” exchange with a portion of the proceeds from the Company’s sale of the Palisades Residential Complex (see Dispositions).  This asset is consolidated into the accounts of the Company from the date of acquisition.

 

133



 

VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS – (CONTINUED)

 

3.    Acquisitions and Dispositions - continued

 

Southern California Supermarkets

 

On July 29, 2004, the Company acquired a real estate portfolio containing 25 supermarkets for $65,000,000.  These properties, all of which are all located in Southern California and contain an aggregate of approximately 766,000 square feet, were purchased from the Newkirk MLP, in which the Company currently owns a 15.8% interest.  The supermarkets are net leased to Stater Brothers for an initial term expiring in 2008, with six 5-year extension options.  Stater Brothers is a Southern California regional grocery chain that operates 158 supermarkets and has been in business since 1936.  This acquisition was paid in cash as part of a Section 1031 tax-free, “like-kind” exchange with a portion of the proceeds from the Company’s sale of the Palisades Residential Complex (see Dispositions).  The Company’s share of gain recognized by Newkirk MLP on this transaction was $7,119,000 and was reflected as an adjustment to the Company’s basis in its investment in Newkirk MLP and not recognized as income.  These assets are consolidated into the accounts of the Company from the date of acquisition.

 

Queens Boulevard

 

On August 30, 2004, the Company acquired 99-01 Queens Boulevard, a 68,000 square foot free-standing building in Forest Hills, New York for $26,500,000 in cash as part of a Section 1031 tax-free, “like-kind” exchange with a portion of the proceeds from the Company’s sale of the Palisades Residential Complex (see Dispositions).  This asset is consolidated into the accounts of the Company from the date of acquisition.

 

Broome Street and Broadway

 

On November 2, 2004, the Company acquired a 50% joint venture interest in a 92,500 square foot property located at Broome Street and Broadway in New York City.  The Company contributed $4,462,000 of equity and provided a $24,000,000 bridge loan with interest at 10% per annum.  On April 5, 2005, the $24,000,000 bridge loan was replaced with a $20,000,000 loan and $2,000,000 of cash contributed by each of the venture partners.  The new loan bears annual interest at 90-day LIBOR plus 3.15% (7.38% as of December 31, 2005), matures in October 2007 and is prepayable at any time.  This investment is accounted for under the equity method.

 

Lodi and Burnside Shopping Centers

 

On November 12, 2004 and December 1, 2004, the Company acquired two shopping centers aggregating 185,000 square feet, in Lodi, New Jersey and Long Island (Inwood), New York, for a total purchase of $36,600,000 in cash, and $10,900,000 of existing mortgage debt, as part of a Section 1031 tax-free, “like-kind” exchange with a portion of the proceeds from the Company’s sale of the Palisades Residential Complex (see Dispositions).  These assets are consolidated into the accounts of the Company from the date of acquisition.

 

Beverly Connection

 

On March 5, 2005, the Company acquired a 50% interest in a venture that owns Beverly Connection, a two-level urban shopping center, containing 322,000 square feet, located in Los Angeles, California for $10,700,000 in cash.  The Company also provided the venture with a $59,500,000 first mortgage loan which bore interest at 10% through its scheduled maturity in February 2006 and $35,000,000 of preferred equity yielding 13.5% for up to a three-year term, which is subordinate to $37,200,000 of other preferred equity.  On February 11, 2006, $35,000,000 of the Company’s loan to the venture was converted to additional preferred equity on the same terms as the Company’s existing preferred equity and debt.  The balance of the loan of $24,500,000 was extended to April 11, 2006 and bears interest at 10%. The shopping center is anchored by CompUSA, Old Navy and Sports Chalet.  The venture is redeveloping the existing retail and plans, subject to governmental approvals, to develop residential condominiums and assisted living facilities.  This investment is accounted for under the equity method of accounting.  The Company records its pro rata share of net income or loss in Beverly Connection on a one-month lag basis as the Company files its consolidated financial statements on Form 10-K and 10-Q prior to the time the venture reports its earnings (see Note 5 – Investments in Partially-Owned Entities).

 

134



 

VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS – (CONTINUED)

 

3.    Acquisitions and Dispositions - continued

 

Westbury Retail Condominium

 

On May 20, 2005, the Company acquired the retail condominium of the former Westbury Hotel in Manhattan for $113,000,000 in cash.  Simultaneously with the closing, the Company placed an $80,000,000 mortgage loan on the property bearing interest at 5.292% and maturing in 2018.  The remaining portion of the purchase price was funded as part of a Section 1031 tax-free “like-kind” exchange with a portion of the proceeds from the sale of the 400 North LaSalle Residential Tower in April 2005.  The property contains approximately 17,000 square feet and is fully occupied by luxury retailers, Cartier, Chloe and Gucci under leases that expire in 2018.  The operations of Westbury Retail Condominium are consolidated into the accounts of the Company from the date of acquisition.

 

40 East 66th Street

 

On July 25, 2005, the Company acquired a property located at Madison Avenue and East 66th Street in Manhattan for $158,000,000 in cash.  The property contains 37 rental apartments with an aggregate of 85,000 square feet, and 10,000 square feet of retail space.  The operations of East 66th Street are consolidated into the accounts of the Company from the date of acquisition.  The rental apartment operations are included in the Company’s Other segment and the retail operations are included in the Retail segment.

 

Broadway Mall

 

On December 27, 2005, the Company acquired the Broadway Mall, located on Route 106 in Hicksville, Long Island, New York, for $152,500,000, consisting of $57,600,000 in cash and a $94,900,000 existing mortgage.  The mall contains 1.2 million square feet, of which 1.0 million is owned by the Company, and is anchored by Macy’s, Ikea, Multiplex Cinemas and Target.  The operations of the Broadway Mall are consolidated into the accounts of the Company from the date of acquisition.

 

Springfield Mall

 

On January 31, 2006, the Company closed on an option to purchase the 1.4 million square foot Springfield Mall which is located on 79 acres at the intersection of Interstate 95 and Franconia Road in Springfield, Fairfax County, Virginia, and is anchored by Macy’s, and J.C. Penney and Target, who own their stores aggregating 389,000 square feet.  The purchase price for the option was $35,600,000, of which the Company paid $14,000,000 in cash at closing and the remainder of $21,600,000 will be paid in installments over four years. The Company intends to redevelop, reposition and re-tenant the mall and has committed to spend $25,000,000 in capital expenditures over a six-year period from the closing of the option agreement.  The option becomes exercisable upon the passing of one of the existing principals of the selling entity and may be deferred at the Company’s election through November 2012.  Upon exercise of the option, the Company will pay $80,000,000 to acquire the mall, subject to the existing mortgage of $180,000,000, which will be amortized to $149,000,000 at maturity in 2013.  Upon closing of the option on January 31, 2006, the Company acquired effective control of the mall, including management of the mall and right to the mall’s net cash flow.  Accordingly, the Company will consolidate the accounts of the mall into its financial position and results of operations pursuant to the provisions of FIN 46R.  The Company has a 2.5% minority partner in this transaction.

 

Other Retail

 

In December 2004, the Company acquired two retail condominiums aggregating 12,000 square feet, located at 386 and 387 West Broadway in New York City for $16,900,000 in cash plus $4,700,000 of existing mortgage debt.  The operations of these assets are consolidated into the accounts of the Company from the date of acquisition.

 

Merchandise Mart:

 

Boston Design Center

 

On December 28, 2005, the Company acquired the Boston Design Center, which contains 552,500 square feet and is located in South Boston, for $96,000,000, consisting of $24,000,000 in cash and $72,000,000 of existing mortgage debt.  The operations of the Boston Design Center are consolidated into the accounts of the Company from the date of acquisition.

 

135



 

VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS – (CONTINUED)

 

3.    Acquisitions and Dispositions - continued

 

Toys “R” Us, Inc. (“Toys”)

 

On July 21, 2005, a joint venture owned equally by the Company, Bain Capital and Kohlberg Kravis Roberts & Co. acquired Toys for $26.75 per share in cash or approximately $6.6 billion.  In connection therewith, the Company invested $428,000,000 of the $1.3 billion of equity in the venture, consisting of $407,000,000 in cash and $21,000,000 in Toys common shares held by the Company.  This investment is accounted for under the equity method of accounting.

 

The business of Toys is highly seasonal.  Historically, Toys fourth quarter net income accounts for more than 80% of its fiscal year net income.  Because Toys’ fiscal year ends on the Saturday nearest January 31, the Company records its 32.95% share of Toys net income or loss on a one-quarter lag basis.  Accordingly, the Company will record its share of Toys fourth quarter net income in its first quarter of 2006.  Equity in net loss from Toys for the period from July 21, 2005 (date of acquisition) through December 31, 2005 was $40,496,000 which consisted of (i) the Company’s $1,977,000 share of Toys net loss in Toys’ second quarter ended July 30, 2005 for the period from July 21, 2005 (date of acquisition) through July 30, 2005, (ii) the Company’s $44,812,000 share of Toys net loss in Toys’ third quarter ended October 29, 2005, partially offset by, (iii) $5,043,000 of interest income on the Company’s senior unsecured bridge loan described below and (iv) $1,250,000 of management fees.

 

On August 29, 2005, the Company acquired $150,000,000 of the $1.9 billion one-year senior unsecured bridge loan financing provided to Toys.  The loan is senior to the acquisition equity of $1.3 billion and $1.6 billion of existing debt.  The loan bears interest at LIBOR plus 5.25% (9.43% as of December 31, 2005) not to exceed 11% and provides for an initial ..375% placement fee and additional fees of .375% at the end of three and six months if the loan has not been repaid.  The loan is prepayable at any time without penalty.  On December 9, 2005, $73,184,000 of this loan was repaid to the Company.

 

On January 9, 2006, Toys announced plans and is in the process of closing 87 Toys “R” Us stores in the United States, of which twelve stores will be converted into Babies “R” Us stores, five leased properties are expiring and one has been sold.  Vornado is handling the leasing and disposition of the real estate of the remaining 69 stores. As a result of the store-closing program, Toys will incur restructuring and other charges aggregating approximately $155,000,000 before tax, which includes $45,000,000 for the cost of liquidating inventory.  Of this amount, approximately $99,000,000 will be recorded in Toys’ fourth quarter ending January 28, 2006 and $56,000,000 will be recorded in the first quarter of their next fiscal year.  These estimated amounts are preliminary and remain subject to change.  The Company’s 32.95% share of the $155,000,000 charge is $51,000,000, of which $36,000,000 will have no income statement effect as a result of purchase price accounting and the remaining portion relating to the cost of liquidating the inventory of approximately $9,000,000 after-tax, will be recorded as an expense in the first quarter of 2006.

 

136



 

VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS – (CONTINUED)

 

3.    Acquisitions and Dispositions - continued

 

The unaudited pro forma information set forth below presents the condensed consolidated statements of income for the Company for the three months and years ended December 31, 2005 and 2004 (including Toys’ results for the three and twelve months ended October 29, 2005 and October 30, 2004, respectively) as if the above transactions had occurred on November 1, 2003.   The unaudited pro forma information below is not necessarily indicative of what the Company’s actual results would have been had the Toys transactions been consummated on November 1, 2003, nor does it represent the results of operations for any future periods.  In management’s opinion, all adjustments necessary to reflect these transactions have been made.

 

Pro Forma Condensed Consolidated Statements of Income

  (in thousands, except per share amounts)

 

 

 

For the Year Ended
December 31,

 

For the Three Months Ended
December 31,

 

 

 

Pro Forma

 

Pro Forma

 

Actual

 

Pro Forma

 

 

 

2005

 

2004

 

2005

 

2004

 

Revenues

 

$

2,547,628

 

$

1,712,713

 

$

697,219

 

$

505,977

 

Income before allocation to limited partners

 

$

620,759

 

$

717,891

 

$

138,415

 

$

262,255

 

Minority limited partners’ interest in the Operating Partnership

 

(64,686

)

(84,063

)

(12,243

)

(29,180

)

Perpetual preferred unit distributions of the Operating Partnership

 

(67,119

)

(69,108

)

(6,211

)

(17,388

)

Net income

 

488,954

 

564,720

 

119,961

 

215,687

 

Preferred share dividends

 

(46,501

)

(21,920

)

(14,211

)

(6,351

)

Net income applicable to common shares

 

$

442,453

 

$

542,800

 

$

105,750

 

$

209,336

 

Net income per common share – basic

 

$

3.31

 

$

4.33

 

$

0.75

 

$

1.65

 

Net income per common share – diluted

 

$

3.14

 

$

4.08

 

$

0.71

 

$

1.55

 

 

137



 

VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS – (CONTINUED)

 

3.    Acquisitions and Dispositions - continued

 

Other:

 

220 Central Park South

 

On August 26, 2005, a joint venture in which the Company has a 90% interest, acquired a property located at 220 Central Park South in Manhattan for $136,550,000.  The Company and its partner invested cash of $43,400,000 and $4,800,000, respectively, in the venture to acquire the property.  The venture obtained a $95,000,000 mortgage loan which bears interest at LIBOR plus 3.50% (8.04% as of December 31, 2005) which is due in August 2006, with two six-month extensions.  The property contains 122 rental apartments with an aggregate of 133,000 square feet and 5,700 square feet of commercial space.  The operations of 220 Central Park South are consolidated into the accounts of the Company from the date of acquisition.

 

Other

 

In addition to the acquisitions and investments described above, the Company made $281,500,000 of other acquisitions and investments during 2005, which are summarized below:

 

(Amounts in thousands)

 

Amount

 

Dune Capital L.P. (5.4% interest) (1)

 

$

50,000

 

Wasserman Ventures (95% interest)

 

49,400

 

692 Broadway, New York, NY

 

28,500

 

South Hills Mall, Poughkeepsie, NY

 

25,000

 

Rockville Town Center, Rockville, MD

 

24,800

 

211-217 Columbus Avenue, New York, NY

 

24,500

 

1750-1780 Gun Hill Road, Bronx, NY

 

18,000

 

TCG Urban Infrastructure Holdings Limited, India (25% interest)

 

16,700

 

42 Thompson Street, New York, NY

 

16,500

 

Verde Group LLC (5% interest)

 

15,000

 

Other

 

13,100

 

 

 

$

281,500

 

 


(1)   On May 31, 2005, the Company contributed $50,000 in cash to Dune Capital L.P., a limited partnership involved in corporate, real estate and asset-based investments.  The Company’s investment represented a 3.5% limited partnership interest for the period from May 31, 2005 through September 30, 2005.  On October 1, 2005, Dune Capital made a return of capital to one of its investors and the Company’s ownership interest was effectively increased to 5.4%.  The Company initially accounted for this investment on the cost method based on its ownership interest on May 31, 2005.  Subsequent to October 1, 2005, the Company accounts for its investment on the equity method on a one-quarter lag basis.  Dune Capital’s financial statements are prepared on a market value basis and changes in value from one reporting period to the next are recognized in income.  Accordingly, the Company’s share of Dune Capital’s net income or loss will reflect such changes in market value.

 

138



 

VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS – (CONTINUED)

 

3.    Acquisitions and Dispositions - continued

 

Other Investments:

 

Investment in Sears, Roebuck and Co. (“Sears”)

 

In July and August 2004, the Company acquired an aggregate of 1,176,600 common shares of Sears, Roebuck and Co. (“Sears”) for $41,945,000, an average price of $35.65 per share. On March 30, 2005, upon consummation of the merger between Sears and Kmart, the Company received 370,330 common shares of Sears Holdings Corporation (Nasdaq:  SHLD) (“Sears Holdings”) and $21,797,000 of cash in exchange for its 1,176,600 Sears common shares.  The Sears Holdings common shares were valued at $48,143,000, based on the March 30, 2005 closing share price of $130.00.  As a result the Company recognized a net gain of $27,651,000, the difference between the aggregate cost basis in the Sears shares and the market value of the total consideration received of $69,940,000.  On April 4, 2005, 99,393 of the Company’s Sears Holdings common shares with a value of $13,975,000 were utilized to satisfy a third-party participation.  The remaining 270,937 Sears Holdings shares were sold in the fourth quarter of 2005 at a weighted average sales price of $125.83 per share, which resulted in a net loss on disposition of $1,137,000, based on the March 30, 2005 adjusted cost basis of $130.00 per share.   The Company’s net gain on its investment in these Sears shares was $26,514,000.

 

In August and September 2004, the Company acquired an economic interest in an additional 7,916,900 Sears common shares through a series of privately negotiated transactions with a financial institution pursuant to which the Company purchased a call option and simultaneously sold a put option at the same strike price on Sears common shares.  These call and put options had an initial weighted-average strike price of  $39.82 per share, or an aggregate of $315,250,000, expire in April 2006 and provide for net cash settlement.  Under these agreements, the strike price for each pair of options increases at an annual rate of LIBOR plus 45 basis points and is credited for the dividends received on the shares.  The options provide the Company with the same economic gain or loss as if it had purchased the underlying common shares and borrowed the aggregate strike price at an annual rate of LIBOR plus 45 basis points.  Because these options are derivatives and do not qualify for hedge accounting treatment, the gains or losses resulting from the mark-to-market of the options at the end of each reporting period are recognized as an increase or decrease in “interest and other investment income” on the Company’s consolidated statement of income.

 

On March 30, 2005, as a result of the merger between Sears and Kmart and pursuant to the terms of the contract, the Company’s derivative position representing 7,916,900 Sears common shares became a derivative position representing 2,491,819 common shares of Sears Holdings valued at $323,936,000 based on the then closing share price of $130.00 and $146,663,000 of cash.  As a result, the Company recognized a net gain of $58,443,000 based on the fair value of the derivative position on March 30, 2005.  During the fourth quarter of 2005, 402,660 of the common shares were sold at a weighted average sales price of $123.77 per share.  In accordance with the derivative agreements, the proceeds from these sales will remain in the derivative position until the entire position is settled or until expiration in April 2006.  Based on Sears Holdings’ closing share price on December 31, 2005 of $115.53, the remaining shares in the derivative position have a market value of $241,361,000, which together with cash of $196,499,000 aggregates $437,860,000.  In the period from March 31, 2005 through December 31, 2005, the Company recorded an expense of $43,475,000 from the derivative position, which consists of (i) $30,230,000 from the mark-to-market of the remaining shares in the derivative based on Sears Holdings $115.53 closing share price on December 31, 2005, (ii) $2,509,000 for the net loss on the shares sold based on a weighted average sales price of $123.77 and (iii) $10,736,000 resulting primarily from the increase in the strike price at an annual rate of LIBOR plus 45 basis points.

 

The Company’s aggregate net income recognized on the owned shares and the derivative position from inception to December 31, 2005 was $124,266,000.

 

Investment in Sears Canada, Inc. (“Sears Canada”)

 

In connection with the Company’s investment in Sears Holdings Corporation, the Company acquired 7,500,000 common shares of Sears Canada between February and September of 2005 for an aggregate cost of $143,737,000, or $19.16 per share.  On December 16, 2005, Sears Canada paid a special dividend, of which Vornado’s share was $120,500,000.  As a result, the Company recognized $22,885,000 of income in the fourth quarter of 2005 (in addition to the unrecognized gain of $53,870,000 discussed below) and paid a $.77 special cash dividend on December 30, 2005 to shareholders of record on December 27, 2005.  The Company accounts for its investment in Sears Canada as a marketable equity security classified as available-for-sale.  Accordingly, the common shares are marked-to-market on a quarterly basis through “Accumulated Other Comprehensive Income” on the balance sheet.  At December 31, 2005, based on a closing share price of $15.47, the unrecognized gain in Accumulated Other Comprehensive Income is $53,870,000.

 

139



 

VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS – (CONTINUED)

 

3.    Acquisitions and Dispositions - continued

 

Investment in McDonald’s Corporation (“McDonalds”) (NYSE: MCD)

 

In July 2005, the Company acquired an aggregate of 858,000 common shares of McDonalds for $25,346,000, an average price of $29.54 per share. These shares are recorded as marketable equity securities on the Company’s consolidated balance sheet and are classified as “available for sale.”  Appreciation or depreciation in the fair market value of these shares is recorded as an increase or decrease in “accumulated other comprehensive income” in the shareholders’ equity section of the Company’s consolidated balance sheet and not recognized in income.  At December 31, 2005, based on McDonalds’ closing stock price of $33.72 per share, $3,585,000 of appreciation in the value of these shares was included in “accumulated other comprehensive income.”

 

During the three months ended September 30, 2005, the Company acquired an economic interest in an additional 14,565,000 McDonalds common shares through a series of privately negotiated transactions with a financial institution pursuant to which the Company purchased a call option and simultaneously sold a put option at the same strike price on McDonalds’ common shares.  These call and put options have an initial weighted-average strike price of  $32.66 per share, or an aggregate of $475,692,000, expire on various dates between July 30, 2007 and September 10, 2007 and provide for net cash settlement.  Under these agreements, the strike price for each pair of options increases at an annual rate of LIBOR plus 45 basis points (up to 95 basis points under certain circumstances) and is credited for the dividends received on the shares.  The options provide the Company with the same economic gain or loss as if it had purchased the underlying common shares and borrowed the aggregate strike price at an annual rate of LIBOR plus 45 basis points.  Because these options are derivatives and do not qualify for hedge accounting treatment, the gains or losses resulting from the mark-to-market of the options at the end of each reporting period are recognized as an increase or decrease in “interest and other investment income” on the Company’s consolidated statement of income.  During the year ended December 31, 2005, the Company recorded net income of $17,254,000, comprised of (i) $15,239,000 from the mark-to-market of the options on December 31, 2005, based on McDonalds’ closing stock price of $33.72 per share, (ii) $9,759,000 of dividend income, partially offset by (iii) $7,744,000 for the increase in strike price resulting from the LIBOR charge.

 

Based on McDonalds’ most recent filing with the Securities and Exchange Commission, the Company’s aggregate investment in McDonalds represents 1.2% of its outstanding common shares.

 

Dispositions:

 

Temperature Controlled Logistics

 

Prior to November 18, 2004, the Company owned a 60% interest in Vornado Crescent Portland Partnership (“VCPP”) which owned Americold Realty Trust (“Americold”).  Americold owned 88 temperature controlled warehouses, all of which were leased to AmeriCold Logistics.  On November 4, 2004, Americold purchased its tenant, AmeriCold Logistics, for $47,700,000 in cash.  On November 18, 2004, the Company and its 40% partner, Crescent Real Estate Equities Company (“CEI”) collectively sold 20.7% of Americold’s common shares to The Yucaipa Companies (“Yucaipa”) for $145,000,000, which resulted in a gain, of which the Company’s share was $18,789,000. The sale price was based on a $1.450 billion valuation for Americold before debt and other obligations.  Yucaipa is a private equity firm with significant expertise in the food distribution, logistics and retail industries.  Upon closing of the sale to Yucaipa on November 18, 2004, Americold is owned 47.6% by the Company, 31.7% by CEI and 20.7% by Yucaipa.

 

Pursuant to the sales agreement: (i) Yucaipa may be entitled to received up to 20% of the increase in the value of Americold, realized through the sale of a portion of the Company’s and CEI’s interests in Americold subject to limitations, provided that Americold’s Threshold EBITDA, as defined, exceeds $133,500,000 at December 31, 2007; (ii) the annual asset management fee payable by CEI to the Company has been reduced from approximately $5,500,000 to $4,548,000, payable quarterly through October 30, 2027.  CEI, at its option, may terminate the payment of this fee at any time after November 2009, by paying the Company a termination fee equal to the present value of the remaining payments through October 30, 2027, discounted at 10%.  In addition, CEI is obligated to pay a pro rata portion of the termination fee to the extent it sells a portion of its equity interest in Americold; and (iii) VCPP was dissolved.  The Company has the right to appoint three of the five members to Americold’s Board of Trustees.  Consequently, the Company is deemed to exercise control over Americold and, on November 18, 2004, the Company began to consolidate the operations and financial position of Americold into its accounts and no longer accounts for its investment on the equity method.

 

140



 

VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS – (CONTINUED)

 

3.    Acquisitions and Dispositions - continued

 

Net Gains on Sales of Real Estate:

 

On January 9, 2003, the Company sold its Baltimore, Maryland shopping center for $4,752,000, which resulted in a net gain on sale of $2,644,000.

 

On October 10, 2003, the Company sold Two Park Avenue, a 965,000 square foot office building, for $292,000,000, which resulted in a net gain on sale of $156,433,000.  Substantially all of the proceeds from the sale have been reinvested in tax-free “like-kind” exchange investments pursuant to Section 1031 of the Internal Revenue Code (“Section 1031”).

 

On November 3, 2003, the Company sold its Hagerstown, Maryland shopping center property for $3,100,000, which resulted in a net gain on sale of $1,945,000.

 

On June 29, 2004, the Company sold its Palisades Residential Complex for $222,500,000, which resulted in a net gain on sale of $65,905,000.  Substantially all of the proceeds from the sale were reinvested in tax-free “like kind” exchange investments pursuant to Section 1031.  On February 27, 2004, the Company had acquired the remaining 25% interest in the Palisades venture it did not previously own for approximately $17,000,000 in cash.

 

On August 12, 2004, the Company sold its Dundalk, Maryland shopping center for $12,900,000, which resulted in a net gain on sale of $9,850,000.  Substantially all of the proceeds from the sale have been reinvested in tax-free “like-kind” exchange investments pursuant to Section 1031.

 

On April 21, 2005, the Company, through its 85% owned joint venture, sold 400 North LaSalle, a 452-unit high-rise residential tower in Chicago, Illinois, for $126,000,000, which resulted in a net gain on sale of $31,614,000.  All of the proceeds from the sale were reinvested in tax-free “like-kind” exchange investments pursuant to Section 1031.

 

Net gains on disposition of wholly-owned and partially-owned assets other than depreciable real estate:

 

 

 

For the Years Ended December 31,

 

(Amounts in thousands)

 

2005

 

2004

 

2003

 

Wholly-owned:

 

 

 

 

 

 

 

Net gain (loss) on sales of marketable securities (including Prime Group Realty Trust)

 

$

25,346

 

$

(159

)

$

2,950

 

Net gain on disposition of senior preferred investment in 3700 Las Vegas Boulevard

 

12,110

 

 

 

Net gain (loss) on sales of land parcels, condominiums and other

 

1,586

 

776

 

(607

)

Partially-owned:

 

 

 

 

 

 

 

Net gain on sale of a portion of investment in Americold to Yucaipa

 

 

18,789

 

 

Other

 

 

369

 

 

 

 

$

39,042

 

$

19,775

 

$

2,343

 

 

3700 Las Vegas Boulevard

 

On December 30, 2005, the Company sold its $3,050,000 senior preferred equity in 3700 Associates LLC, which owns 3700 Las Vegas Boulevard, a development land parcel, and recognized a net gain of $12,110,000.  In addition, the purchaser repaid the Company’s $5,000,000 senior mezzanine loan to the venture.

 

Prime Group Realty Trust

 

On June 11, 2003, the Company exercised its right to exchange the 3,972,447 units it owned in Prime Group Realty L.P. for 3,972,447 common shares in Prime Group Realty Trust (NYSE:PGE).  Prior to the exchange, the Company accounted for its investment in the partnership on the equity method.  Subsequent to the exchange, the Company accounted for its investment in PGE as a marketable equity security-available for sale, as the Company’s shares represent less than a 20% ownership interest in PGE (which is not a partnership), the Company did not have significant influence and the common shares had a readily determinable fair value.  On July 1, 2005, a third party acquired all of Prime’s outstanding common shares and limited partnership units for $7.25 per share or unit.  In connection therewith, the Company recognized a gain of $9,017,000, representing the difference between the purchase price and the Company’s carrying amount.

 

141



 

VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS – (CONTINUED)

 

4.     Discontinued Operations

 

During 2004, the Company classified Arlington Plaza, an office property located in Arlington, Virginia as a discontinued operation in accordance with the provisions of SFAS No. 144 and reported revenues and expenses related to the property as discontinued operations and classified the related assets and liabilities as assets and liabilities held for sale for all periods presented in the accompanying consolidated financial statements.  On June 30, 2005, the Company made a decision not to sell Arlington Plaza and, accordingly, reclassified the related assets and liabilities and revenues and expenses as continuing operations for all periods presented in the accompanying consolidated financial statements.

 

Assets related to discontinued operations consist primarily of real estate, net of accumulated depreciation.  The following table sets forth the balances of the assets related to discontinued operations as of December 31, 2005 and 2004:

 

 

 

December 31,

 

(Amounts in thousands)

 

2005

 

2004

 

400 North LaSalle

 

$

 

$

82,624

 

Vineland

 

908

 

908

 

 

 

$

908

 

$

83,532

 

 

Liabilities related to discontinued operations as of December 31, 2004 represent the 400 North LaSalle mortgage payable of $5,187,000.

 

The combined results of operations of the assets related to discontinued operations for the years ended December 31, 2005, 2004 and 2003 are as follows:

 

 

 

December 31,

 

(Amounts in thousands)

 

2005

 

2004

 

2003

 

Total revenues

 

$

2,443

 

$

14,345

 

$

42,899

 

Total expenses

 

1,617

 

13,087

 

29,513

 

Net income

 

826

 

1,258

 

13,386

 

Net gains on sale of real estate

 

31,614

 

75,755

 

161,789

 

Income from discontinued operations

 

$

32,440

 

$

77,013

 

$

175,175

 

 

See Note 3. – Acquisition and Dispositions for details of net gains on sale of real estate related to discontinued operations in the years ended December 31, 2005, 2004 and 2003.

 

142



 

VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS – (CONTINUED)

 

5.    Investments and advances to Partially-Owned Entities

 

The Company’s investments and advances to partially-owned entities as of December 31, 2005 and 2004 and income recognized from such investments for the years ended December 31, 2005, 2004 and 2003 are as follows:

 

Balance Sheet Data:

 

 

 

 

Percentage

 

Company’s Investment

 

100% of These Entities

 

 

 

Ownership

 

As of December 31,

 

Total Assets

 

Total Liabilities

 

Total Equity

 

(Amounts in thousands)

 

As of
December 31,
2005

 

2005

 

2004

 

2005

 

2004

 

2005

 

2004

 

2005

 

2004

 

Investments:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Toys “R” Us (1)

 

32.95%

 

$

425,830

 

$

 

$

12,050,000

 

 

 

$

10,885,000

 

 

 

$

1,165,000

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

H Street non-consolidated subsidiaries (1)

 

50%

 

$

196,563

 

$

 

$

N/A

(2)

 

 

$

N/A

(2)

 

 

$

N/A

(2)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Newkirk Master Limited Partnership and affiliates (“Newkirk MLP”)

 

15.8%

 

172,488

 

158,656

 

$

1,306,049

 

$

1,240,129

 

$

822,879

 

$

1,030,755

 

$

483,170

 

$

209,374

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Alexander’s

 

33%

 

105,241

 

204,762

 

$

1,401,199

 

$

1,244,801

 

$

1,299,575

 

$

1,226,433

 

$

101,624

 

$

18,368

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Beverly Connection (1)

 

50%

 

103,251

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

GMH Communities L.P.

 

11.3%

 

90,103

 

84,782

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Rosslyn Plaza (1)

 

46.9%

 

63,414

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Dune Capital L.P. (1)

 

5.4%

 

51,351

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Partially – Owned Office Buildings (3)

 

0.1% - 50%

 

36,691

 

48,682

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

478-486 Broadway

 

50%

 

36,084

 

29,170

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Monmouth Mall

 

50%

 

4,463

 

29,351

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Starwood Ceruzzi Joint Venture (4)

 

 

 

 

19,106

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Other

 

 

 

84,374

 

30,791

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

$

944,023

 

$

605,300

 

 

 

 

 

 

 

 

 

 

 

 

 

 


(1)   See Note 3 – Acquisitions and Dispositions for detail of these investments.

(2)   No information is presented because the Company has been denied access to the financial information of these entities due to on-going litigation.

(3)   Represents the Company’s interests in 330 Madison Avenue (24.8%), 825 Seventh Avenue (50%), Fairfax Square (20%), Kaempfer equity interests in four office buildings (2.5% to 7.5%), H Street partially-owned entities (3.8%) and Rosslyn Plaza (46%).

(4)   On August 8, 2005, the Company acquired the remaining 20% of Starwood Ceruzzi Joint Venture that it did not already own for $940 in cash.  As of that date the Company consolidates this investment and no longer accounts for it on the equity method.

 

143



 

VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS – (CONTINUED)

 

5.    Investments in Partially-Owned Entities - continued

 

Below is a summary of the debt of partially owned entities as of December 31, 2005 and 2004, none of which is guaranteed by the Company.

 

 

 

100% of
Partially-Owned Entities Debt

 

(Amounts in thousands)

 

December 31,
2005

 

December 31,
2004

 

 

 

 

 

 

 

Toys (32.95% interest):

 

 

 

 

 

$ 1.9 billion bridge loan, due 2012, LIBOR plus 5.25% (9.43% at December 31, 2005)

 

$

1,900,000

 

$

 

$ 1.0 billion senior facility, due 2006-2011, LIBOR plus 1.50% (5.46% at December 31, 2005)

 

1,035,000

 

 

$ 2.0 billion credit facility, due 2010, LIBOR plus 1.75%-3.75% (5.95% at December 31, 2005)

 

1,160,000

 

 

Mortgage loan, due 2007, LIBOR plus 1.30%, (5.27% at December 31, 2005)

 

800,000

 

 

7.625% bonds, due 2011 (Face value – $500,000)

 

475,000

 

 

7.875% senior notes, due 2013 (Face value – $400,000)

 

366,000

 

 

7.375% senior notes, due 2018 (Face value – $400,000)

 

324,000

 

 

6.875% bonds, due 2006 (Face value – $250,000)

 

253,000

 

 

8.750% debentures, due 2021 (Face value – $200,000)

 

193,000

 

 

Note at an effective cost of 2.23% due in semi-annual installments through 2008

 

82,000

 

 

Other

 

32,000

 

 

 

 

 

 

 

 

Alexander’s (33% interest in 2005 and 2004):

 

 

 

 

 

731 Lexington Avenue mortgage note payable collateralized by the office space, due in February 2014, with interest at 5.33%

 

400,000

 

400,000

 

731 Lexington Avenue mortgage note payable, collateralized by the retail space, due in July 2015, with interest at 4.93%

 

320,000

 

 

Kings Plaza Regional Shopping Center mortgage note payable, due in June 2011, with interest at 7.46% (prepayable with yield maintenance)

 

210,539

 

213,699

 

Loans to Vornado (repaid in July 2005)

 

 

124,000

 

Rego Park mortgage note payable, due in June 2009, with interest at 7.25%

 

80,926

 

81,661

 

Paramus mortgage note payable, due in October 2011, with interest at 5.92% (prepayable without penalty)

 

68,000

 

68,000

 

731 Lexington Avenue construction loan payable

 

 

65,168

 

 

 

 

 

 

 

Newkirk MLP (15.8% interest in 2005 and 22.4% in 2004):

 

 

 

 

 

Portion of first mortgages collateralized by the partnership’s real estate, due from 2006 to 2024, with a weighted average interest rate of 6.20% at December 31, 2005 (various prepayment terms)

 

742,879

 

859,674

 

 

 

 

 

 

 

GMH Communities L.P. (11.3% interest in 2005 and 12.25% in 2004):

 

 

 

 

 

Mortgage notes payable, collateralized by 47 properties, due from 2007 to 2015, with a weighted average interest rate of 5.01% at December 31, 2005 (various prepayment terms)

 

688,412

 

359,276

 

 

144



 

VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS – (CONTINUED)

 

5.    Investments in Partially-Owned Entities - continued

 

 

 

100% of
Partially-Owned Entities Debt

 

(Amounts in thousands)

 

December 31,
2005

 

December 31,
2004

 

Partially-Owned Office Buildings:

 

 

 

 

 

Kaempfer Properties (2.5% to 7.5% interests in four partnerships) mortgage notes payable, collateralized by the partnerships’ real estate, due from 2007 to 2031, with a weighted average interest rate of 7.00% at December 31, 2005 (various prepayment terms)

 

166,460

 

491,867

 

Fairfax Square (20% interest) mortgage note payable, due in August 2009, with interest at 7.50%

 

66,235

 

67,215

 

330 Madison Avenue (25% interest) mortgage note payable, due in April 2008, with interest at 6.52% (prepayable with yield maintenance)

 

60,000

 

60,000

 

825 Seventh Avenue (50% interest) mortgage note payable, due in October 2014, with interest at 8.07% (prepayable with yield maintenance)

 

22,484

 

23,104

 

Rosslyn Plaza (46% interest):

 

 

 

 

 

Mortgage notes payable, due in November 2007, with a weighted average interest rate of 7.28%

 

58,120

 

 

 

 

 

 

 

 

Verde LLC & Verde Realty Master Limited Partnership (6.4% interest) mortgage notes payable, collateralized by the partnerships’ real estate, due from 2006 to 2029, with a weighted average interest rate of 5.50% at December 31, 2005 (various prepayment terms)

 

176,345

 

 

 

 

 

 

 

 

Monmouth Mall (50% interest):

 

 

 

 

 

Mortgage note payable, due in September 2015, with interest at 5.44%

 

165,000

 

135,000

 

 

 

 

 

 

 

Green Courte Real Estate Partners, LLC (8.3% interest) mortgage notes payable, collateralized by the partnerships’ real estate, due from 2006 to 2015, with a weighted average interest rate of 5.08% at December 31, 2005 (various prepayment terms)

 

159,573

 

 

 

 

 

 

 

 

Beverly Connection (50% interest):

 

 

 

 

 

Mezzanine loans payable, due in April 2006 and February 2008, with a weighted average interest rate of 12.9%, $59,503 of which is due to Vornado (prepayable with yield maintenance)

 

69,003

 

 

 

 

 

 

 

 

TCG Urban Infrastructure Holdings (25% interest):

 

 

 

 

 

Mortgage notes payable, collateralized by the partnerships’ real estate, due from 2008 to 2012, with a weighted average interest rate of 8.39% at December 31, 2005 (various prepayment terms)

 

40,239

 

 

 

 

 

 

 

 

478-486 Broadway (50% interest):

 

 

 

 

 

Mortgage note payable, due October 2007, with interest at 7.38% (LIBOR plus 3.15%) (prepayable with yield maintenance)

 

20,000

 

24,000

 

 

 

 

 

 

 

Wells/Kinzie Garage (50% interest) mortgage note payable, due in May 2009, with interest at 7.03%

 

15,067

 

15,334

 

 

 

 

 

 

 

Orleans Hubbard Garage (50% interest) mortgage note payable, due in March 2009, with interest at 7.03%

 

9,455

 

9,626

 

 

 

 

 

 

 

Other

 

24,426

 

 

 

Based on the Company’s ownership interest in the partially-owned entities above, the Company’s pro rata share of the debt of these partially-owned entities was $3,002,346 and $669,942 as of December 31, 2005 and 2004, respectively.  Due to ongoing litigation, access to the amounts of outstanding debt of H Street is not available and is not included above.

 

145



 

VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS – (CONTINUED)

 

5.    Investments in Partially-Owned Entities - continued

 

Income Statement Data:

 

 

 

Company’s Equity in Income (Loss)

 

100% of These Entities

 

 

 

from Partially Owned Entities

 

Total Revenues

 

Net Income (loss)

 

 

 

For the Years Ended December 31,

 

 

 

 

 

 

 

 

 

 

 

 

 

(Amounts in thousands)

 

2005

 

2004

 

2003

 

2005

 

2004

 

2003

 

2005

 

2004

 

2003

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Alexander’s:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

33% share of:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Equity in net income before net gain on sale of condominiums and stock appreciation rights compensation expense

 

$

15,668

 

$

13,701

 

$

8,614

 

 

 

 

 

 

 

 

 

 

 

 

 

Net gain on sale of condominiums

 

30,895

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Stock appreciation rights compensation expense

 

(9,104

)

(25,340

)

(14,868

)

$

187,121

 

$

148,895

 

$

87,162

 

$

82,650

 

$

(33,469

)

$

(17,742

)

Equity in net (loss) income

 

37,459

 

(11,639

)

(6,254

)

 

 

 

 

 

 

 

 

 

 

 

 

Interest income

 

6,122

 

8,642

 

10,554

 

 

 

 

 

 

 

 

 

 

 

 

 

Development and guarantee fees

 

6,242

 

3,777

 

6,935

 

 

 

 

 

 

 

 

 

 

 

 

 

Management and leasing fee income

 

9,199

 

7,800

 

4,339

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

$

59,022

 

$

8,580

 

$

15,574

 

 

 

 

 

 

 

 

 

 

 

 

 

Toys:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

32.95% share of equity in net loss (1)

 

$

(46,789

)

$

 

$

 

$

2,395,000

 

 

 

 

 

 

$

(132,000

 

 

 

 

Interest and other income

 

6,293

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

$

(40,496

)

$

 

$

 

 

 

 

 

 

 

 

 

 

 

 

 

Newkirk MLP:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Equity in net income

 

$

10,196

(2)

$

24,041

(2)

$

33,243

 

$

233,430

 

$

239,496

 

$

273,500

 

$

48,782

 

$

136,037

 

$

151,505

 

Interest and other income

 

9,154

(2)

11,396

(2)

7,002

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

19,350

 

35,437

 

40,245

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Monmouth Mall:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Equity in net income

 

5,246

(3)

3,741

 

4,433

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Beverly Connection:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

50% share of equity in net loss

 

(4,790

)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Interest and other income

 

8,303

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

3,513

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

GMH Communities L.P.:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

11.3% share of equity in net income

 

1,528

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Partially-Owned Office Buildings:
Equity in net income

 

3,639

 

2,728

 

2,426

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Temperature Controlled Logistics (4):

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

60% share of equity in net income

 

 

606

 

12,869

 

 

 

 

 

 

 

 

 

 

 

 

 

Management fees

 

 

5,035

 

5,547

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

5,641

 

18,416

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Other

 

2,889

(5)

(4,166

)(6)

2,381

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

$

36,165

 

$

43,381

 

$

67,901

 

 

 

 

 

 

 

 

 

 

 

 

 

 

See notes on following page.

 

146



 

VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS – (CONTINUED)

 

5.    Investments in Partially-Owned Entities - continued

 


(1)       Represents the Company’s share of Toys’ net loss for the period from July 21, 2005 (the date of the Toys acquisition by the Company) through Toys’ third quarter ended October 29, 2005, as the Company records its share of Toys net income or loss on a one-quarter lag basis.

 

(2)       Includes the following items of income (expense):

 

 

 

For the Years Ended December 31,

 

(Amounts in thousands)

 

2005

 

2004

 

Included in equity in net income:

 

 

 

 

 

Net losses on early extinguishment of debt and related write-off of deferred financing costs

 

$

(9,455

)

$

 

Impairment losses

 

(6,602

)

(2,901

)

Net gains on sale of real estate

 

4,236

 

2,705

 

 

 

$

(11,821

)

$

(196

)

 

 

 

 

 

 

Included in interest and other income:

 

 

 

 

 

Net gain on disposition of T-2 assets

 

$

16,053

 

$

 

Expense from payment of promoted obligation to partner

 

(8,470

)

 

Net gain on exercise of an option by the Company’s partner to acquire certain Newkirk MLP units held by the Company

 

 

7,494

 

 

 

$

7,583

 

$

7,494

 

 

(3)       On August 11, 2005, in connection with the repayment of the Company’s preferred equity investment, the Monmouth Mall joint venture paid the Company a prepayment penalty of $4,346, of which $2,173 was recognized as income from partially-owned entities in the year ended December 31, 2005.

 

(4)       Beginning on November 18, 2004, the Company consolidates its investment in Americold and no longer accounts for it on the equity method.

 

(5)       Equity in net income for the year ended December 31, 2005 includes $1,351 of income recognized for the period from May 31, 2005 (date of investment) through October 1, 2005, from the Company’s investment in Dune Capital L.P.  The recognition of income retroactive to May 31, 2005 resulted from a change in accounting for this investment from the cost method to the equity method on October 1, 2005, because Dune Capital L.P. made a return of capital to one of its investors, effectively increasing the Company’s ownership interest to 5.4% from 3.5%.

 

(6)       Includes the Company’s $3,833 share of an impairment loss on one of the Starwood Ceruzzi Joint Venture’s properties.

 

147



 

VORNADO REALTY TRUST

 

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS – (CONTINUED)

 

5.    Investments in Partially-Owned Entities - continued

 

Alexander’s

 

The Company owns 33% of the outstanding common stock of Alexander’s at December 31, 2005 and 2004.   The Company manages, leases and develops Alexander’s properties pursuant to agreements (see below) which expire in March of each year and are automatically renewable, except for the 731 Lexington Avenue development agreement which provides for a term lasting until substantial completion of the development of the property.

 

Management and Leasing Agreements

 

The Company receives an annual fee for managing Alexander’s and all of its properties equal to the sum of (i) $3,000,000, (ii) 3% of the gross income from the Kings Plaza Mall, and (iii) 6% of development costs with minimum guaranteed fees of $750,000 per annum.

 

In addition, the Company generally receives a fee of (i) 3% of lease rent for the first ten years of a lease term, 2% of lease rent for the 11th through the 20th years of a lease term and 1% of lease rent for the 21st through 30th years of a lease term, subject to the payment of rents by Alexander’s tenants and (ii) 3% of asset sales proceeds.  Such amounts are payable to the Company annually in an amount not to exceed an aggregate of $2,500,000 until the present value of such installments (calculated at a discount rate of 9% per annum) equals the amount that would have been paid at the time the transactions which gave rise to the commissions occurred.

 

The Company recognized $15,255,000, $11,577,000 and $11,274,000 of fee income under these agreements during the years ended December 31, 2005, 2004 and 2003, respectively.  At December 31, 2005, and 2004, $33,451,000 and $48,633,000 was due to the Company under these agreements.

 

731 Lexington Avenue and Other Fees

 

The Company received a development fee for the construction of Alexander’s 731 Lexington Avenue property of  $26,300,000, based on 6% of construction costs, as defined, and a fee of $6,300,000 for guaranteeing the lien-free, timely completion of the construction of the project and funding of project costs in excess of a stated budget. The Company recognized $6,242,000, $3,777,000 and $6,935,000 as development and guarantee fee income during the years ended December 31, 2005, 2004 and 2003, respectively.  At December 31, 2005 and 2004, $0 and $24,086,000 was due under the development and guarantee agreements.

 

On May 27, 2004, the Company entered into an agreement with Alexander’s under which it provides property management services at 731 Lexington Avenue for an annual fee of $0.50 per square foot of the tenant-occupied office and retail space.  Further, Building Maintenance Services (“BMS”), a wholly-owned subsidiary of the Company, entered into an agreement with Alexander’s to supervise the cleaning, engineering and security at Alexander’s 731 Lexington Avenue property for an annual fee of the costs for such services plus 6%.  In October 2004, BMS also contracted with Alexander’s to provide the same services at the Kings Plaza Regional Shopping Center on the same terms.  These agreements were negotiated and approved by a special committee of directors of Alexander’s that were not affiliated with the Company.  The Company recognized $4,047,000 and $1,817,000 of income under these agreements during the year ended December 31, 2005 and 2004, respectively.

 

The residential space at Alexander’s 731 Lexington Avenue property is comprised of 105 condominium units.  At December 31, 2005, 100 of the condominium units have been sold and closed.  In connection therewith, the Company recognized income of $30,895,000 in the year ended December 31, 2005, comprised of (i) the Company’s $20,111,000 share of Alexander’s after-tax net gain, using the percentage-of-completion method and (ii) $10,784,000 of income the Company had previously deferred.

 

148



 

VORNADO REALTY TRUST

 

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS – (CONTINUED)

 

5.    Investments in Partially-Owned Entities - continued

 

Debt Agreements

 

On February 13, 2004, Alexander’s completed a $400,000,000 mortgage financing on the office space of its Lexington Avenue development project.  The loan bears interest at 5.33%, matures in February 2014 and beginning in the third year, provides for principal payments based on a 25-year amortization schedule such that over the remaining eight years of the loan, ten years of amortization will be paid.  Of the loan proceeds, $253,529,000 was used to repay the entire amount outstanding under the construction loan.  The construction loan was modified so that the remaining availability was $237,000,000, the estimated amount required to complete the Lexington Avenue development project.

 

On July 6, 2005, Alexander’s completed a $320,000,000 mortgage financing on the retail space at the Company’s 731 Lexington Avenue property.  The loan is interest only at a fixed rate of 4.93% and matures in July 2015.  Of the net proceeds of approximately $312,000,000 (net of mortgage recording tax and closing costs), $90,000,000 was used to pay off the construction loan and $124,000,000 was used to repay the Company’s loan to Alexander’s.  In addition, Alexander’s paid the Company the remaining $20,624,000, of the $26,300,000 731 Lexington Avenue development fee and the $6,300,000 completion guarantee fee, representing 1% of construction costs, as defined.

 

Newkirk MLP

 

On August 11, 2005 Newkirk MLP completed a $750,000,000 mortgage financing comprised of two separate loans.  One loan, in the initial principal amount of $272,200,000 (the “T-2 loan”) is collateralized by contract right notes encumbering certain of Newkirk MLP’s properties.  The other loan, in the initial principal amount of $477,800,000 is collateralized by Newkirk MLP’s properties, subject to the existing first and certain second mortgage loans on those properties.  The new loans bear interest at LIBOR plus 1.75% (5.87% as of December 31, 2005) and mature in August 2008, with two one-year extension options.  The loans are prepayable without penalty after August 2006.  The proceeds of the new loans were used to repay approximately $708,737,000 of existing debt and accrued interest and $34,500,000 of prepayment penalties and closing costs.  The Company’s $7,992,000 share of the losses on the early extinguishment of debt and write-off of the related deferred financing costs are included in the equity in net loss of Newkirk MLP in the year ended December 31, 2005.

 

On November 2, 2005, Newkirk Realty Trust, Inc. (NYSE: NKT) (“Newkirk REIT”) completed an initial public offering and in conjunction therewith acquired a controlling interest in Newkirk MLP and became its sole general partner.  Prior to the public offering, the Company owned a 22.4% interest in Newkirk MLP.  Subsequent to the offering, the Company owns approximately 15.8% of Newkirk MLP.  The Company’s 10,186,991 partnership units in Newkirk MLP are exchangeable on a one-for-one basis into common shares of Newkirk REIT after an IPO blackout that expires on November 7, 2006.

 

Upon completion of the initial public offering on November 2, 2005, Newkirk MLP acquired the contract right notes and assumed the obligations under the T-2 loan, which resulted in a net gain of $16,053,000 to the Company.  In addition, on November 7, 2005, the Company transferred Newkirk MLP units to its partner to satisfy a promoted obligation, which resulted in an expense of  $8,470,000 representing the book value of the units transferred.

 

149



 

VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS – (CONTINUED)

 

5.    Investments in Partially-Owned Entities - continued

 

GMH Communities L.P.

 

On July 20, 2004, the Company committed to make up to a $159,000,000 convertible preferred investment in GMH Communities L.P. (“GMH”), a partnership focused on the student and military housing sectors.  Distributions accrued on the full committed balance of the investment, whether or not drawn, from July 20, 2004, at a rate of 16.27%.  In connection with this commitment, the Company received a placement fee of $3,200,000.  The Company also purchased for $1,000,000, warrants to acquire GMH common equity.  The warrants entitled the Company to acquire (i) 6,666,667 limited partnership units in GMH at an exercise price of $7.50 per unit and (ii) 5,496,724 limited partnership units at an exercise price of $9.10 per unit, through May 6, 2006 and are adjusted for dividends declared by GCT.  The Company funded a total of $113,777,000 of the commitment as of November 3, 2004.

 

On November 3, 2004, GMH Communities Trust (NYSE: GCT) (“GCT”) closed its initial public offering (“IPO”) at a price of $12.00 per share.  GCT is a real estate investment trust that conducts its business through GMH, of which it is the sole general partner.  In connection with the IPO, (i) the $113,777,000 previously funded by the Company under the $159,000,000 commitment was repaid, together with accrued distributions of $13,381,000, (ii) the Company contributed its 90% interest in Campus Club Gainesville, which it acquired in 2000, in exchange for an additional 671,190 GMH limited partnership units and (iii) the Company exercised its first tranche of warrants to acquire 6,666,667 limited partnership units at a price of $7.50 per unit, or an aggregate of $50,000,000, which resulted in a gain of $29,500,000.

 

As of December 31, 2005, the Company owns 7,337,857 GMH partnership units (which are exchangeable on a one-for-one basis into common shares of GCT) and 700,000 common shares of GCT which were acquired from GCT in October 2005 for $14.25 per share, and holds warrants to purchase 5,884,727 GMH limited partnership units or GCT common shares at a price of $8.50 per unit or share.  The Company’s aggregate investment represents 11.3% of the limited partnership interest in GMH.

 

The Company accounts for its investment in the GMH partnership units and GCT common shares on the equity-method based on its percentage ownership interest and because Michael D. Fascitelli, the Company’s President, is a member of the Board of Trustees of GCT, effective August 10, 2005.  The Company records its pro-rata share of GMH’s net income or loss on a one-quarter lag basis as the Company files its financial statements on Form 10-K and 10-Q prior to the time GMH files its financial statements.

 

The Company accounts for the warrants as derivative instruments that do not qualify for hedge accounting treatment.  Accordingly, the gains or losses resulting from the mark-to-market of the warrants at the end of each reporting period are recognized as an increase or decrease in “interest and other investment income” on the Company’s consolidated statements of income.  In the years ended December 31, 2005 and 2004, the Company recognized income of $14,079,000 and $24,190,000, respectively, from the mark-to-market of these warrants which were valued using a trinomial option pricing model based on GCT’s closing stock price on the NYSE of $15.51 and $14.10 per share on December 31, 2005 and 2004, respectively.

 

For Mr. Fascitelli’s service as a Director, on August 10, 2005 he received 4,034 restricted common shares of GCT at a price of $14.33 per share.  These shares vest in equal installments over three years and are held by Mr. Fascitelli for the Company’s benefit.

 

150



 

VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS – (CONTINUED)

 

6.    Notes and Mortgage Loans Receivable

 

On May 12, 2004, the Company made an $83,000,000 mezzanine loan secured by ownership interests in a subsidiary of Extended Stay America, Inc.  The loan, which bore interest at LIBOR plus 5.50, was repaid on May 11, 2005.  In connection therewith, the Company received an $830,000 prepayment premium, which is included in “interest and other investment income” on the Company’s consolidated statement of income for the year ended December 31, 2005.

 

On June 1, 2004 and September 24, 2004, the Company acquired Verde Group LLC (“Verde”) convertible subordinated debentures for $14,350,000 and $8,150,000, in cash, for an aggregate investment of $25,000,000.  Verde invests, operates and develops residential communities, among others, primarily on the Texas-Mexico border.  The debentures yield a fixed rate of 4.75% per annum and mature on December 31, 2018.

 

On November 4, 2004, in connection with the sale of AmeriCold Logistics to Americold Realty Trust, Vornado Operating Company repaid the outstanding balance of its loan to the Company of $21,989,000, together with all unpaid interest totaling $4,771,000.  Because the Company had fully reserved for the interest income due under this facility, it recognized the $4,771,000 of interest income upon payment in 2004.

 

On November 17, 2004, the Company made a $43,500,000 mezzanine loan secured by Charles Square in Harvard Square in Cambridge, Massachusetts.  The property consists of a 293—room hotel, 140,000 square feet of office and retail space and a 568-car parking facility.  This loan is subordinate to $82,500,000 of other debt, bears interest at 7.56% and matures in September 2009.

 

On December 10, 2004, the Company acquired a $6,776,000 mezzanine loan which is subordinate to $61,200,000 of other loans, and secured by The Gallery at Military Circle, a 943,000 square foot mall in Norfolk, Virginia.  The loan bears interest at 8.4% per annum and matures in August 2014.

 

On January 7, 2005, all of the outstanding General Motors Building loans made by the Company aggregating $275,000,000 were repaid.  In connection therewith, the Company received a $4,500,000 prepayment premium and $1,996,000 of accrued interest and fees through January 14, 2005, which was recognized in the first quarter of 2005.

 

On February 3, 2005, the Company made a $135,000,000 mezzanine loan to Riley Holdco Corp., an entity formed to complete the acquisition of LNR Property Corporation (NYSE: LNR).  The terms of the financings are as follows: (i) $60,000,000 of a $325,000,000 mezzanine tranche of a $2,400,000,000 credit facility secured by certain equity interests and which is junior to $1,900,000,000 of the credit facility, bears interest at LIBOR plus 5.25% (9.64% as of December 31, 2005), and matures in February 2008 with two one-year extensions; and (ii) $75,000,000 of $400,000,000 of unsecured notes which are subordinate to the $2,400,000,000 credit facility and senior to over $700,000,000 of equity contributed to finance the acquisition.  These notes mature in February 2015, provide for a 1.5% placement fee, and bear interest at 10% for the first five years and 11% for years six through ten.

 

On April 7, 2005, the Company made a $108,000,000 mezzanine loan secured by The Sheffield, a 684,500 square foot mixed-use residential property in Manhattan, containing 845 apartments, 109,000 square feet of office space and 6,900 square feet of retail space.  The loan is subordinate to $378,500,000 of other debt, matures in April 2007 with a one-year extension, provides for a 1% placement fee, and bears interest at LIBOR plus 7.75% (12.14% as of December 31, 2005).

 

On December 7, 2005, the Company made a $42,000,000 mezzanine loan secured by The Manhattan House, a 780,000 square foot mixed-use residential property in Manhattan containing 583 apartments, 45,000 square feet of retail space and an underground parking garage.  The loan is subordinate to $630,000,000 of other debt, matures in November 2007 with two-one year extensions, and bears interest at LIBOR plus 6.25% (10.64% at December 31, 2005).

 

151



 

VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS – (CONTINUED)

 

7.     Identified Intangible Assets and Goodwill

 

The following summarizes the Company’s identified intangible assets, intangible liabilities (deferred credit) and goodwill as of December 31, 2005 and December 31, 2004.

 

(Amounts in thousands)

 

December 31,
2005

 

December 31,
2004

 

 

 

 

 

 

 

Identified intangible assets (included in other assets):

 

 

 

 

 

Gross amount

 

$

280,561

 

$

238,064

 

Accumulated amortization

 

(83,547

)

(61,942

)

Net

 

$

197,014

 

$

176,122

 

Goodwill (included in other assets):

 

 

 

 

 

Gross amount

 

$

11,122

 

$

10,425

 

Identified intangible liabilities (included in deferred credit):

 

 

 

 

 

Gross amount

 

$

204,211

 

$

121,202

 

Accumulated amortization

 

(57,886

)

(50,938

)

Net

 

$

146,325

 

$

70,264

 

 

Amortization of acquired below market leases net of acquired above market leases resulted in an increase to rental income of $13,797,000 for the year ended December 31, 2005, and $14,949,000 for the year ended December 31, 2004.  The estimated annual amortization of acquired below market leases net of acquired above market leases for each of the five succeeding years is as follows:

 

(Amounts in thousands)

 

 

 

 

 

 

 

2006

 

$

13,349

 

2007

 

11,831

 

2008

 

11,085

 

2009

 

9,597

 

2010

 

7,166

 

 

The estimated annual amortization of all other identified intangible assets (a component of depreciation and amortization expense) including acquired in-place leases, customer relationships, and third party contracts for each of the five succeeding years is as follows:

 

(Amounts in thousands)

 

 

 

 

 

 

 

2006

 

$

18,477

 

2007

 

16,641

 

2008

 

15,657

 

2009

 

15,094

 

2010

 

14,535

 

 

152



 

VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS – (CONTINUED)

 

8.     Debt

 

The following is a summary of the Company’s debt:

 

 

 

 

 

Interest Rate

 

 

 

 

 

 

 

 

 

as of

 

Balance as of

 

(Amounts in thousands)

 

Maturity

 

December 31,
2005

 

December 31,
2005

 

December 31,
2004

 

Notes and Mortgages Payable:

 

 

 

 

 

 

 

 

 

Fixed Interest:

 

 

 

 

 

 

 

 

 

Office:

 

 

 

 

 

 

 

 

 

NYC Office:

 

 

 

 

 

 

 

 

 

888 Seventh Avenue (1)

 

01/16

 

5.71%

 

$

318,554

 

$

105,000

 

Two Penn Plaza (2)

 

02/11

 

4.97%

 

300,000

 

300,000

 

909 Third Avenue (3)

 

04/15

 

5.64%

 

223,193

 

 

Eleven Penn Plaza (2)

 

12/14

 

5.20%

 

216,795

 

219,777

 

866 UN Plaza

 

05/07

 

8.39%

 

46,854

 

48,130

 

Washington DC Office:

 

 

 

 

 

 

 

 

 

Crystal Park 1-5

 

07/06-08/13

 

6.66%-7.08%

 

249,212

 

253,802

 

Crystal Gateway 1-4 Crystal Square 5

 

07/12-01/25

 

6.75%-7.09%

 

210,849

 

212,643

 

Crystal Square 2, 3 and 4

 

10/10-11/14

 

6.82%-7.08%

 

138,990

 

141,502

 

Warner Building

 

05/10

 

5.08%

 

137,236

 

 

Skyline Place

 

08/06-12/09

 

6.60%-6.87%

 

128,732

 

132,427

 

Reston Executive I, II and III (4)

 

01/13

 

5.57%

 

93,000

 

71,645

 

1101 17th , 1140 Connecticut, 1730 M and 1150 17th

 

08/10

 

6.74%

 

92,862

 

94,409

 

Courthouse Plaza 1 and 2

 

01/08

 

7.05%

 

75,970

 

77,427

 

Crystal Gateway N., Arlington Plaza and 1919 
S. Eads

 

11/07

 

6.77%

 

68,835

 

70,214

 

One Skyline Tower

 

06/08

 

7.12%

 

62,724

 

63,814

 

Crystal Malls 1-4

 

12/11

 

6.91%

 

49,214

 

55,228

 

1750 Pennsylvania Avenue

 

06/12

 

7.26%

 

48,358

 

48,876

 

One Democracy Plaza (5)

 

N/A

 

N/A

 

 

26,121

 

Retail:

 

 

 

 

 

 

 

 

 

Cross collateralized mortgages payable on 42 shopping centers

 

03/10

 

7.93%

 

469,842

 

476,063

 

Green Acres Mall

 

02/08

 

6.75%

 

143,250

 

145,920

 

Broadway Mall

 

06/13

 

6.42%

 

94,783

 

 

Westbury Retail Condominium

 

06/18

 

5.29%

 

80,000

 

 

Las Catalinas Mall

 

11/13

 

6.97%

 

64,589

 

65,696

 

Montehiedra Town Center

 

05/07

 

8.23%

 

57,095

 

57,941

 

Forest Plaza

 

05/09

 

4.00%

 

20,094

 

20,924

 

Rockville Town Center

 

12/10

 

5.52%

 

15,207

 

 

Lodi Shopping Center

 

06/14

 

5.12%

 

11,890

 

12,228

 

386 West Broadway

 

05/13

 

5.09%

 

4,951

 

5,083

 

Merchandise Mart:

 

 

 

 

 

 

 

 

 

Boston Design Center

 

09/15

 

5.02%

 

72,000

 

 

Washington Design Center

 

11/11

 

6.95%

 

46,932

 

47,496

 

Market Square

 

07/11

 

7.95%

 

43,781

 

45,287

 

Furniture Plaza

 

02/13

 

5.23%

 

43,027

 

44,497

 

Other

 

10/10-06/13

 

7.52%-7.71%

 

17,831

 

18,156

 

Temperature Controlled Logistics:

 

 

 

 

 

 

 

 

 

Cross collateralized mortgages payable on 57 properties (6)

 

05/08

 

6.89%

 

469,903

 

483,533

 

Other:

 

 

 

 

 

 

 

 

 

Industrial Warehouses

 

10/11

 

6.95%

 

47,803

 

48,385

 

Total Fixed Interest Notes and Mortgages Payable

 

 

 

6.47%

 

4,164,356

 

3,392,224

 

 


See notes on page 155.

 

153



 

VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS — (CONTINUED)

 

8.       Debt - - continued

 

 

 

 

 

 

 

Interest Rate

 

 

 

 

 

 

 

 

 

 

 

as of

 

Balance as of

 

(Amounts in thousands)

 

Maturity

 

Spread over
LIBOR

 

December 31, 2005

 

December 31, 2005

 

December 31, 2004

 

Notes and Mortgages Payable:

 

 

 

 

 

 

 

 

 

 

 

Variable Interest:

 

 

 

 

 

 

 

 

 

 

 

Office:

 

 

 

 

 

 

 

 

 

 

 

NYC Office:

 

 

 

 

 

 

 

 

 

 

 

770 Broadway (7)

 

06/06

 

L+105

 

5.18%

 

$

170,000

 

$

170,000

 

909 Third Avenue (3)

 

(3)

 

(3)

 

(3)

 

 

125,000

 

Washington DC Office:

 

 

 

 

 

 

 

 

 

 

 

Bowen Building

 

03/07

 

L+150

 

5.66%

 

62,099

 

 

Commerce Executive III, IV and V (8)

 

07/06

 

L+150

 

5.79%

 

32,690

 

41,796

 

Commerce Executive III, IV and V B (8)

 

07/06

 

L+85

 

5.14%

 

18,433

 

10,000

 

Warner Building $32 million Line of Credit

 

05/10

 

L+75

 

5.04%

 

12,717

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Temperature Controlled Logistics:

 

 

 

 

 

 

 

 

 

 

 

 

Cross collateralized mortgages payable on 27 properties (6)

 

04/09

 

L+295

 

7.32%

 

245,208

 

250,207

 

 

 

 

 

 

 

 

 

 

 

 

 

Other:

 

 

 

 

 

 

 

 

 

 

 

 

220 Central Park South

 

08/06

 

L+350

 

8.04%

 

90,732

 

 

Other

 

 

 

L+190

 

6.72%

 

9,933

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total Variable Interest Notes and Mortgages Payable

 

 

 

 

 

 

6.50%

 

641,812

 

597,003

 

Total Notes and Mortgages Payable

 

 

 

 

 

 

6.47%

 

$

4,806,168

 

$

3,989,227

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Senior Unsecured Notes:

 

 

 

 

 

 

 

 

 

 

 

 

Senior unsecured notes due 2007 at fair value (accreted carrying amount of $499,786 and $499,643) (9)

 

06/07

 

L+77

 

5.30%

 

$

499,445

 

$

512,791

 

Senior unsecured notes due 2009 (10)

 

08/09

 

 

 

 

4.50%

 

249,628

 

249,526

 

Senior unsecured notes due 2010

 

12/10

 

 

 

 

4.75%

 

199,816

 

199,779

 

Total senior unsecured notes

 

 

 

 

 

 

4.90%

 

$

948,889

 

$

962,096

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Exchangeable senior debentures due 2025 (11)

 

03/25

 

 

 

 

3.88%

 

$

490,750

 

$

 

 

 

 

 

 

 

 

 

 

 

 

 

 

$600 million unsecured revolving credit facility ($22,311 reserved for outstanding letters of credit) (12)

 

07/06

 

L+65

 

N/A

 

$

 

$

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Americold $30 million secured revolving credit facility ($17,000 reserved for outstanding letters of credit) (13)

 

10/08

 

Prime + 175

 

7.25%

 

$

9,076

 

$

 

 

 

 

 

 

 

 

 

 

 

 

 

Mortgage Notes Payable related to discontinued operations:

 

 

 

 

 

 

 

 

 

 

 

400 North LaSalle

 

 

 

 

 

 

 

$

 

$

5,187

 

 


See notes on the following page.

 

154



 

VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS – (CONTINUED)

 

8.       Debt - - continued

 

(1)       On December 12, 2005, the Company completed a $318,554 refinancing of 888 7th Avenue.  The loan bears interest at a fixed rate of 5.71% and matures in January 2016.  The Company retained net proceeds of approximately $204,448 after repaying the existing loan on the property and closing costs.

 

(2)       On February 5, 2004, the Company completed a $300,000 refinancing of Two Penn Plaza.  The loan bears interest at 4.97% and matures in February 2011.  The Company retained net proceeds of $39,000 after repaying the existing $151,000 loan, $75,000 of the $275,000 mortgage loan on its One Penn Plaza property and the $33,000 mortgage loan on 866 U.N. Plaza.

 

On November 15, 2004, the Company completed a $220,000 refinancing of Eleven Penn Plaza.  This loan bears interest at 5.20% and matures on December 1, 2014.  Of the loan proceeds, $200,000 was used to repay the remainder of the loan on One Penn Plaza.

 

(3)       On March 31, 2005, the Company completed a $225,000 refinancing of 909 Third Avenue.  The loan bears interest at a fixed rate of 5.64% and matures in April 2015.  The Company retained net proceeds of approximately $100,000 after repaying the existing floating rate loan on the property and closing costs.

 

(4)       On December 21, 2005, the Company completed a $93,000 refinancing of Reston Executive I, II, III.  The loan bears interest at a fixed rate of 5.57% and matures in January 2013.  The Company retained the net proceeds of approximately $22,050 after repaying the existing loan and closing costs.

 

(5)       Repaid in May 2005.

 

(6)       Beginning on November 18, 2004, the Company’s investment in Americold is consolidated into the accounts of the Company.

 

(7)       On February 9, 2006, the Company completed a $353,000 refinancing of 770 Broadway.  The loan bears interest at 5.7% and matures in March 2016.  The Company retained net proceeds of $176,300 after repaying the existing floating rate on the property and closing costs.

 

(8)       On July 29, 2005, the Company completed a one-year extension of its Commerce Executive III, IV, and V mortgage note payable.  The Commerce Executive III, IV and V mortgage note payable was reduced to $33,000 and the Commerce Executive III, IV and V B mortgage note payable increased to $18,433.

 

(9)       On June 27, 2002, the Company entered into interest rate swaps that effectively converted the interest rate on the $500,000 senior unsecured notes due 2007 from a fixed rate of 5.625% to a floating rate of LIBOR plus .7725%, based upon the trailing 3 month LIBOR rate (4.53% if set on December 30, 2005).  The swaps were designated and effective as fair value hedges with a fair value of ($341) and $13,148 at December 31, 2005 and 2004, respectively, and included in “Other Assets” on the Company’s consolidated balance sheet.  Accounting for these swaps requires the Company to recognize the changes in the fair value of the debt during each period.  At December 31, 2005 and 2004, the fair value adjustment to the principal amount of the debt was ($341) and $13,148, based on the fair value of the swap assets, and is included in the balance of the Senior Unsecured Notes.  Because the hedging relationship qualifies for the “short-cut” method, no hedge ineffectiveness on these fair value hedges was recognized in 2005 and 2004.

 

(10)     On August 16, 2004, the Company completed a public offering of $250,000 principal amount of 4.50% senior unsecured notes due August 15, 2009.  Interest on the notes is payable semi-annually on February 15 and August 15 commencing, February 15, 2005.  The notes were priced at 99.797% of their face amount to yield 4.546%. The notes are subject to the same financial covenants as the Company’s previously issued senior unsecured notes.  The net proceeds of approximately $247,700 were used for general corporate purposes.

 

155



 

VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS — (CONTINUED)

 

8.       Debt - - continued

 

(11)     On March 29, 2005, the Company completed a public offering of $500,000 principal amount of 3.875% exchangeable senior debentures due 2025 pursuant to an effective registration statement.  The notes were sold at 98.0% of their principal amount.  The net proceeds from this offering, after the underwriters’ discount, were approximately $490,000.  The debentures are exchangeable, under certain circumstances, for common shares of the Company at an initial exchange rate of 10.9589 (current exchange rate of 11.062199, as adjusted for excess dividends paid in 2005) common shares per $1,000 of principal amount of debentures.  The initial exchange price of $91.25 represented a premium of 30% to the closing price for the Company’s common shares on March 22, 2005 of $70.25.  The Company may elect to settle any exchange right in cash.  The debentures permit the Company to increase its common dividend 5% per annum, cumulatively, without an increase to the exchange rate.  The debentures are redeemable at the Company’s option beginning in 2012 for the principal amount plus accrued and unpaid interest.  Holders of the debentures have the right to require the issuer to repurchase their debentures in 2012, 2015 and 2020 and in the event of a change in control.

 

(12)     Upon maturity of the Company’s $600,000 unsecured revolving credit facility in July 2006, the Company anticipates entering into a new unsecured facility.

 

(13)     On October 13, 2005, Americold completed a $30,000 revolving credit facility which bears interest at Prime plus 1.75%, an unused facility fee of 0.25% and matures in October, 2008, with a one-year extension.  Amounts drawn under the facility are collateralized by Americold’s transportation and managed contracts receivables and unencumbered property, plant and equipment.  The facility has a sub-limit for letters of credit of $20,000, which have a fee of 1.5%.

 

The Company’s revolving credit facility and senior unsecured notes contain financial covenants which require the Company to maintain minimum interest coverage and maximum debt to market capitalization.  The Company believes that it has complied with all of its financial covenants as of December 31, 2005.

 

The net carrying amount of properties collateralizing the notes and mortgages amounted to $5,965,252,000 at December 31, 2005.  As at December 31, 2005, the principal repayments required for the next five years and thereafter are as follows:

 

(Amounts in thousands)

 

Year Ending December 31,

 

Amount

 

2006

 

$

398,111

 

2007

 

815,732

 

2008

 

838,442

 

2009

 

600,328

 

2010

 

1,020,982

 

Thereafter

 

2,581,288

 

 

On February 16, 2006, the Company completed a public offering of $250,000,000 principal amount of 5.60% senior unsecured notes due 2011 pursuant to an effective registration statement.  The net proceeds from this offering, after underwriters’ discount, were $248,265,000.

 

156



 

VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS — (CONTINUED)

 

9.    Shareholders’ Equity

 

Common Shares

 

On August 10, 2005, the Company sold 9,000,000 common shares at a price of $86.75 per share or gross proceeds of $780,750,000 in a public offering pursuant to an effective registration statement.

 

Preferred Shares

 

The following table sets forth the details of the Company’s preferred shares of beneficial interest as of December 31, 2005 and 2004.

 

 

 

 

December 31,

 

(Amounts in thousands, except share and per share amounts)

 

2005

 

2004

 

 

 

 

 

 

 

6.5% Series A: liquidation preference $50.00 per share; authorized 5,750,000 shares; issued and outstanding 269,572 and 320,604 shares

 

$

13,482

 

$

16,034

 

8.5% Series C: liquidation preference $25.00 per share; authorized 4,600,000 shares; issued and outstanding 0 and 4,600,000 shares

 

 

111,148

 

7.0% Series D-10: liquidation preference $25.00 per share; authorized 4,800,000 shares; issued and outstanding 1,600,000 shares

 

39,982

 

40,000

 

7.0% Series E: liquidation preference $25.00 per share; authorized 3,540,000 shares; issued and outstanding 3,000,000 shares

 

72,248

 

72,248

 

6.75% Series F: liquidation preference $25.00 per share; authorized 6,000,000 shares; issued and outstanding 6,000,000 shares

 

144,720

 

144,771

 

6.625% Series G: liquidation preference $25.00 per share; authorized 9,200,000 shares; issued and outstanding 8,000,000 shares

 

193,135

 

193,253

 

6.75% Series H: liquidation preference $25.00 per share; authorized 4,600,000 shares; issued and outstanding 4,500,000 and 0 shares

 

108,559

 

 

6.625% Series I: liquidation preference $25.00 per share; authorized 12,050,000 shares; issued and outstanding 10,800,000 and 0 shares

 

262,401

 

 

 

 

$

834,527

 

$

577,454

 

 

Series A Convertible Preferred Shares of Beneficial Interest

 

Holders of Series A Preferred Shares of beneficial interest are entitled to receive dividends in an amount equivalent to $3.25 per annum per share.  These dividends are cumulative and payable quarterly in arrears.  The Series A Preferred Shares are convertible at any time at the option of their respective holders at a conversion rate of 1.38504 common shares per Series A Preferred Share, subject to adjustment in certain circumstances.  In addition, upon the satisfaction of certain conditions the Company, at its option, may redeem the $3.25 Series A Preferred Shares at a current conversion rate of 1.38504 common shares per Series A Preferred Share, subject to adjustment in certain circumstances.  At no time will the Series A Preferred Shares be redeemable for cash.

 

Series B Cumulative Redeemable Preferred Shares of Beneficial Interest

 

Holders of Series B Preferred Shares of beneficial interest were entitled to receive dividends at an annual rate of 8.5% of the liquidation preference of $25.00 per share, or $2.125 per Series B Preferred Share per annum.  On March 17, 2004, the Company redeemed all of the outstanding Series B Preferred Shares at the redemption price of $25.00 per share, aggregating $85,000,000 plus accrued dividends.  The redemption amount exceeded the carrying amount by $3,195,000, representing original issuance costs.  These costs were recorded as a reduction to earnings in arriving at net income applicable to common shares, in accordance with the July 2003 EITF clarification of Topic D-42.

 

157



 

VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS – (CONTINUED)

 

9.    Shareholders’ Equity - continued

 

Series C Cumulative Redeemable Preferred Shares of Beneficial Interest

 

Holders of Series C Preferred Shares of beneficial interest were entitled to receive dividends at an annual rate of 8.5% of the liquidation preference of $25.00 per share, or $2.125 per Series C Preferred Share per annum.  On January 19, 2005, the Company redeemed all of its 8.5% Series C Cumulative Redeemable Preferred Shares at the redemption price of $25.00 per share, aggregating $115,000,000 plus accrued distributions.  The redemption amount exceeded the carrying amount by $3,852,000, representing original issuance costs.  These costs were recorded as a reduction to earnings in arriving at net income applicable to common shares in accordance with the July 2003 EITF clarification of Topic D-42.

 

Series D-10 Cumulative Redeemable Preferred Shares of Beneficial Interest

 

Holders of Series D-10 Preferred Shares of beneficial interest are entitled to receive dividends at an annual rate of 7.0% of the liquidation preference of $25.00 per share, or $1.75 per Series D-10 Preferred Share per annum.  These dividends are cumulative and payable quarterly in arrears.  The Series D-10 Preferred Shares are not convertible into or exchangeable for any other property or any other securities of the Company at the election of the holders.  On or after November 17, 2008 (or sooner under limited circumstances), the Company, at its option, may redeem Series D-10 Preferred Shares at a redemption price of $25.00 per share, plus any accrued and unpaid dividends through the date of redemption.  The Series D-10 Preferred Shares have no maturity date and will remain outstanding indefinitely unless redeemed by the Company.

 

Series E Cumulative Redeemable Preferred Shares of Beneficial Interest

 

On August 17, 2004, the Company sold $75,000,000 of Series E Cumulative Redeemable Preferred Shares in a public offering pursuant to an effective registration statement.  Holders of Series E Preferred Shares of beneficial interest are entitled to receive dividends at an annual rate of 7.0% of the liquidation preference of $25.00 per share, or $1.75 per Series E Preferred Share per annum.  These dividends are cumulative and payable quarterly in arrears.  The Series E Preferred Shares are not convertible into or exchangeable for any other property or any other securities of the Company at the election of the holders.  On or after August 20, 2009 (or sooner under limited circumstances), the Company, at its option, may redeem Series E Preferred Shares at a redemption price of $25.00 per share, plus any accrued and unpaid dividends through the date of redemption.  The Series E Preferred Shares have no maturity date and will remain outstanding indefinitely unless redeemed by the Company.

 

Series F Cumulative Redeemable Preferred Shares of Beneficial Interest

 

On November 10, 2004, the Company sold $150,000,000 of Series F Cumulative Redeemable Preferred Shares in a public offering pursuant to an effective registration statement.  Holders of Series F Preferred Shares of beneficial interest are entitled to receive dividends at an annual rate of 6.75% of the liquidation preference of $25.00 per share, or $1.6875 per Series F Preferred Share per annum.  These dividends are cumulative and payable quarterly in arrears.  The Series F Preferred Shares are not convertible into or exchangeable for any other property or any other securities of the Company at the election of the holders.  On or after November 17, 2009 (or sooner under limited circumstances), the Company, at its option, may redeem Series F Preferred Shares at a redemption price of $25.00 per share, plus any accrued and unpaid dividends through the date of redemption.  The Series F Preferred Shares have no maturity date and will remain outstanding indefinitely unless redeemed by the Company.

 

158



 

VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS – (CONTINUED)

 

9.    Shareholders’ Equity - continued

 

Series G Cumulative Redeemable Preferred Shares of Beneficial Interest

 

On December 16, 2004, the Company sold $200,000,000 of Series G Cumulative Redeemable Preferred Shares in a public offering, pursuant to an effective registration statement, for net proceeds of $193,135,000.  Holders of Series G Preferred Shares of beneficial interest are entitled to receive dividends at an annual rate of 6.625% of the liquidation preference of $25.00 per share, or $1.656 per Series G Preferred Share per annum.  These dividends are cumulative and payable quarterly in arrears.  The Series G Preferred Shares are not convertible into or exchangeable for any other property or any other securities of the Company at the election of the holders.  On or after December 22, 2009 (or sooner under limited circumstances), the Company, at its option, may redeem Series G Preferred Shares at a redemption price of $25.00 per share, plus any accrued and unpaid dividends through the date of redemption.  The Series G Preferred Shares have no maturity date and will remain outstanding indefinitely unless redeemed by the Company.

 

Series H Cumulative Redeemable Preferred Shares of Beneficial Interest

 

On June 17, 2005, the Company sold $112,500,000 Series H Cumulative Redeemable Preferred Shares in a public offering, pursuant to an effective registration statement, for net proceeds of $108,956,000.  Holders of the Series H Preferred Shares of beneficial interest are entitled to receive dividends at an annual rate of 6.75% of the liquidation preference of $25.00 per share or $1.6875 per Series H Preferred Share per annum.  The dividends are cumulative and payable quarterly in arrears.  The Series H Preferred Shares are not convertible into or exchangeable for any other property or any other securities of the Company at the election of the holders.  On or after June 17, 2010 (or sooner under limited circumstances), the Company, at its option, may redeem Series H Preferred Shares at a redemption price of $25.00 per share, plus any accrued and unpaid dividends through the date of redemption.  The Series H Preferred Shares have no maturity date and will remain outstanding indefinitely unless redeemed by the Company.

 

Series I Cumulative Redeemable Preferred Shares of Beneficial Interest

 

On August 23, 2005, the Company sold $175,000,000 Series I Cumulative Redeemable Preferred Shares in a public offering pursuant to an effective registration statement.  In addition, on August 31, 2005, the underwriters exercised their option and purchased $10,000,000 Series I Preferred Shares to cover over-allotments.  On September 12, 2005, the Company sold an additional $85,000,000 Series I Preferred Shares in a public offering, pursuant to an effective registration statement.  Combined with the earlier sales, the Company sold a total of 10,800,000 Series I preferred shares for net proceeds of $262,898,000.  Holders of the Series I Preferred Shares of beneficial interest are entitled to receive dividends at an annual rate of 6.625% of the liquidation preference of $25.00 per share or $1.656 per Series I Preferred Share per annum.  The dividends are cumulative and payable quarterly in arrears.  The Series I Preferred Shares are not convertible into or exchangeable for any other property or any other securities of the Company at the election of the holders.  On or after August 31, 2010 (or sooner under limited circumstances), the Company, at its option, may redeem Series I Preferred Shares at a redemption price of $25.00 per share, plus any accrued and unpaid dividends through the date of redemption.  The Series I Preferred Shares have no maturity date and will remain outstanding indefinitely unless redeemed by the Company.

 

159



 

VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS – (CONTINUED)

 

10.  Stock-based Compensation

 

The Company’s Share Option Plan (the “Plan”) provides for grants of incentive and non-qualified stock options, restricted stock, stock appreciation rights and performance shares to certain employees and officers of the Company.

 

Restricted stock awards are granted at the market price on the date of grant and vest over a three to five year period.  The Company recognizes the value of restricted stock as compensation expense based on the Company’s closing stock price on the NYSE on the date of grant on a straight-line basis over the vesting period.  As of December 31, 2005, there are 260,267 restricted shares outstanding (excluding 626,566 shares issued to the Company’s President in connection with his employment agreement).  The Company recognized $3,559,000, $4,200,000 and $3,239,000 of compensation expense in 2005, 2004 and 2003, respectively, for the portion of these shares that vested during each year.  Dividends paid on unvested shares are charged directly to retained earnings and amounted to $1,038,000, $938,700 and $777,700 for 2005, 2004 and 2003, respectively.  Dividends on shares that are cancelled or terminated prior to vesting are charged to compensation expense in the period of the cancellation or termination.

 

Stock options are granted at an exercise price equal to 100% of the market price of the Company’s stock on the date of grant, generally vest pro-rata over three to five years and expire 10 years from the date of grant.  As of December 31, 2005 there are 12,671,000 options outstanding.  On January 1, 2003, the Company adopted SFAS 123: Accounting for Stock-Based Compensation, as amended by SFAS No. 148: Accounting for Stock-Based Compensation – Transition and Disclosure, on a prospective basis covering all grants subsequent to 2002.  Under SFAS No. 123, the Company recognizes compensation expense for the fair value of options granted on a straight-line basis over the vesting period.  For the year ended December 31, 2005, and 2004, the Company recognized $1,042,000 and $102,900 of compensation expense related to the options granted during 2005 and 2003.  Grants prior to 2003 are accounted for under the intrinsic value method under which compensation expense is measured as the excess, if any, of the quoted market price of the Company’s stock at the date of grant over the exercise price of the option granted.  As the Company’s policy is to grant options with an exercise price equal to 100% of the quoted market price on the grant date, no compensation expense has been recognized for options granted prior to 2003.  If compensation cost for grants prior to 2003 were recognized as compensation expense based on the fair value at the grant dates, net income and income per share would have been reduced to the pro-forma amounts below:

 

 

 

December 31,

 

(Amounts in thousands, except share and per share amounts)

 

2005

 

2004

 

2003

 

 

 

 

 

 

 

 

 

Net income applicable to common shares:

 

 

 

 

 

 

 

As reported

 

$

493,103

 

$

570,997

 

$

439,888

 

Stock-based compensation cost, net of minority interest

 

(337

)

(3,952

)

(4,460

)

Pro-forma

 

$

492,766

 

$

567,045

 

$

435,428

 

Net income per share applicable to common shares:

 

 

 

 

 

 

 

Basic:

 

 

 

 

 

 

 

As reported

 

$

3.69

 

$

4.56

 

$

3.92

 

Pro-forma

 

3.68

 

4.53

 

3.88

 

Diluted:

 

 

 

 

 

 

 

As reported

 

$

3.50

 

$

4.35

 

$

3.80

 

Pro forma

 

3.50

 

4.32

 

3.76

 

 

160



 

VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS – (CONTINUED)

 

10.  Stock-based Compensation - continued

 

The fair value of each option grant is estimated on the date of grant using an option-pricing model with the following weighted-average assumptions used for grants in the periods ending December 31, 2005, 2004 and 2003.  There were no stock option grants during 2004.  In 2005, 933,471 stock options and 73,411 restricted shares were granted to certain employees.  The stock options were granted at an exercise price equal to 100% of the market price on the date of grant.

 

 

 

December 31

 

 

 

2005

 

2004

 

2003

 

Expected volatility

 

17

%

N/A

 

17

%

Expected life

 

5 years

 

N/A

 

5 years

 

Risk-free interest rate

 

3.5

%

N/A

 

2.9

%

Expected dividend yield

 

6.0

%

N/A

 

6.0

%

 

A summary of the Plan’s status and changes during the years then ended, is presented below:

 

 

 

2005

 

2004

 

2003

 

 

 

Shares

 

Weighted-
Average
Exercise
Price

 

Shares

 

Weighted-
Average
Exercise
Price

 

Shares

 

Weighted-
Average
Exercise
Price

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Outstanding at January 1

 

12,882,014

 

$

35.17

 

14,153,587

 

$

35.85

 

18,796,366

 

$

34.60

 

Granted

 

933,471

 

71.26

 

 

 

125,000

 

36.46

 

Exercised

 

(1,118,162

)

40.19

 

(1,228,641

)

40.43

 

(4,613,579

)

30.53

 

Cancelled

 

(26,375

)

66.65

 

(42,932

)

41.39

 

(154,200

)

42.57

 

Outstanding at December 31

 

12,670,948

 

37.26

 

12,882,014

 

35.17

 

14,153,587

 

35.85

 

Options exercisable at December 31

 

11,728,810

 

34.66

 

11,745,973

 

 

 

11,821,382

 

 

 

Weighted-average fair value of options granted during the year ended December 31 (per option)

 

$

5.40

 

 

 

$

N/A

 

 

 

$

2.50

 

 

 

 

The following table summarizes information about options outstanding under the Plan at December 31, 2005:

 

 

Options Outstanding

 

Options Exercisable

 

Range of
Exercise Price

 

Number
Outstanding at
December 31, 2005

 

Weighted-Average
Remaining
Contractual Life

 

Weighted-Average
Exercise Price

 

Number
Exercisable at
December 31, 2005

 

Weighted-Average
Exercise Price

 

 

 

 

 

 

 

 

 

 

 

 

 

 

$ 10-

$ 20

 

3,797

 

0.0

 

$

18.16

 

3,797

 

$

18.16

 

$ 20-

$ 30

 

2,169,034

 

0.9

 

$

23.34

 

2,169,034

 

$

23.34

 

$ 30-

$ 35

 

5,127,399

 

3.7

 

$

31.73

 

5,127,399

 

$

31.73

 

$ 35-

$ 40

 

52,578

 

6.9

 

$

36.62

 

10,890

 

$

37.29

 

$ 40-

$ 45

 

2,120,735

 

5.8

 

$

41.97

 

2,120,735

 

$

41.97

 

$ 45-

$ 50

 

2,296,955

 

2.0

 

$

45.14

 

2,296,955

 

$

45.14

 

$ 50-

$ 72

 

900,450

 

9.1

 

$

71.27

 

 

$

 

$  0-

$ 72

 

12,670,948

 

3.7

 

$

37.26

 

11,728,810

 

$

34.66

 

 

Shares available for future grant under the Plan at December 31, 2005 were 6,492,251, of which 200,000 are reserved for issuance to an officer of the Company. 

 

161



 

VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS – (CONTINUED)

 

11.  Retirement Plans

 

The Company has two defined benefit pension plans, a Vornado Realty Trust Retirement Plan (“Vornado Plan”) and a Merchandise Mart Properties Pension Plan (“Mart Plan”).  In addition, Americold Realty Trust, which is consolidated into the accounts of the Company beginning November 18, 2004, has two defined benefit pension plans (the “AmeriCold Plans” and together with the Vornado Plan and the Mart Plan “the Plans”).  The benefits under the Vornado Plan and the Mart Plan were frozen in December 1997 and June 1999, respectively.  In April 2005, Americold amended its Americold Retirement Income Plan to freeze benefits for non-union participants.  Benefits under the Plans are or were primarily based on years of service and compensation during employment or on years of credited service and established monthly benefits.  Funding policy for the Plans is based on contributions at the minimum amounts required by law.  The financial results of the Plans are consolidated in the information provided below.

 

The Company uses a December 31 measurement date for the Plans.

 

Obligations and Funded Status

 

The following table sets forth the Plans’ funded status and amounts recognized in the Company’s balance sheets:

 

 

 

Pension Benefits

 

 

 

Year Ended December 31,

 

(Amounts in thousands)

 

2005

 

2004

 

2003

 

 

 

 

 

 

 

 

 

Change in benefit obligation:

 

 

 

 

 

 

 

Benefit obligation at beginning of year

 

$

82,323

 

$

20,244

 

$

19,853

 

Consolidation of Americold plans

 

 

62,234

 

 

Service cost

 

1,665

 

314

 

 

Interest cost

 

4,875

 

1,708

 

1,244

 

Plan amendments (1)

 

 

(1,193

)

 

Actuarial loss

 

6,121

 

1,242

 

229

 

Benefits paid

 

(8,684

)

(2,226

)

(1,082

)

Settlements

 

(95

)

 

 

Benefit obligation at end of year

 

86,205

 

82,323

 

20,244

 

Change in plan assets:

 

 

 

 

 

 

 

Fair value of plan assets at beginning of year

 

67,514

 

18,527

 

16,909

 

Consolidation of Americold plans

 

 

48,014

 

 

Employer contribution

 

9,010

 

1,787

 

1,361

 

Benefit payments

 

(8,592

)

(2,225

)

(1,082

)

Actual return on assets

 

5,999

 

1,411

 

1,339

 

Fair value of plan assets at end of year

 

73,931

 

67,514

 

18,527

 

Funded status

 

(12,274

)

(14,809

)

(1,717

)

Unrecognized net actuarial loss

 

7,602

 

2,184

 

3,455

 

Unrecognized prior service cost (benefit)

 

 

 

 

Net Amount Recognized

 

$

(4,672

)

$

(12,625

)

$

1,738

 

 

 

 

 

 

 

 

 

Amounts recognized in the consolidated balance sheets consist of:

 

 

 

 

 

 

 

Pre-paid benefit cost

 

$

741

 

$

305

 

$

633

 

Accrued benefit liability

 

(12,180

)

(17,111

)

(2,350

)

Accumulated other comprehensive loss

 

6,844

 

4,138

 

3,861

 

Net amount recognized

 

$

(4,595

)

$

(12,668

)

$

2,144

 

 


(1)   Reflects an amendment to freeze benefits for non-union participants of Americold Retirement Income Plan effective April 2005.

 

162



 

VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS – (CONTINUED)

 

11.  Retirement Plan - continued

 

 

 

Pension Benefits

 

 

 

Year Ended December 31,

 

(Amounts in thousands)

 

2005

 

2004

 

2003

 

Information for the Company’s plans with an accumulated benefit obligation in excess of plans assets:

 

 

 

 

 

 

 

Projected benefit obligation

 

$

73,871

 

$

70,943

 

$

9,186

 

Accumulated benefit obligation

 

73,550

 

70,040

 

9,186

 

Fair value of plan assets

 

61,362

 

55,562

 

6,836

 

 

 

 

 

 

 

 

 

Components of Net Periodic Benefit Cost:

 

 

 

 

 

 

 

Service cost

 

$

1,665

 

$

314

 

$

 

Interest cost

 

4,875

 

1,708

 

1,244

 

Expected return on plan assets

 

(5,356

)

(1,515

)

(1,115

)

Amortization of prior service cost

 

 

11

 

 

Amortization of net (gain) loss

 

(206

)

402

 

203

 

Recognized settlement loss

 

253

 

 

 

Net periodic benefit cost

 

$

1,231

 

$

920

 

$

332

 

 

 

 

 

 

 

 

 

Assumptions:

 

 

 

 

 

 

 

Weighted-average assumptions used to determine benefit obligations:

 

 

 

 

 

 

 

Discount rate

 

5.75%-6.00

%

5.75%-6.50

%

6.00%-6.50

%

Rate of compensation increase Americold Plan

 

3.50

%

3.50

%

N/A

 

 

 

 

 

 

 

 

 

Weighted-average assumptions used to determine net periodic benefit cost:

 

 

 

 

 

 

 

Discount rate

 

5.75%-6.00

%

5.75%-6.50

%

6.25%-6.50

%

Expected long-term return on plan assets

 

5.00%-8.50

%

5.00%-8.50

%

6.50%-7.00

%

Rate of compensation increase Americold Plan

 

3.50

%

3.50

%

N/A

 

 

The Company periodically reviews its assumptions for the rate of return on each Plan’s assets.  The assumptions are based primarily on the long-term historical performance of the assets of the Plans, future expectations for returns for each asset class as well as target asset allocation of Plan assets.  Differences in the rates of return in the short term are recognized as gains or losses in the periods that they occur.

 

163



 

VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS – (CONTINUED)

 

11.  Retirement Plan - continued

 

Plan Assets

 

The Company has consistently applied what it believes to be a conservative investment strategy for the Plans, investing in United States government obligations, cash and cash equivalents, fixed income funds, other diversified equities and mutual funds.  Below are the weighted-average asset allocations by asset category:

 

 

 

Year Ended December 31,

 

 

 

2005

 

2004

 

2003

 

Vornado Plan:

 

 

 

 

 

 

 

US Government obligations

 

96

%

97

%

95

%

Money Market Funds

 

4

 

3

 

5

 

Total

 

100

%

100

%

100

%

 

 

 

 

 

 

 

 

Merchandise Mart Plan:

 

 

 

 

 

 

 

Mutual funds

 

49

%

50

%

57

%

Insurance Company Annuities

 

51

 

50

 

43

 

Total

 

100

%

100

%

100

%

 

 

 

 

 

 

 

 

Americold Plan:

 

 

 

 

 

 

 

Domestic equities

 

31

%

 

 

 

 

International equities

 

24

 

 

 

 

 

Fixed income securities

 

15

 

 

 

 

 

Real estate

 

12

 

 

 

 

 

Hedge funds

 

18

 

 

 

 

 

 

 

100%

 

 

 

 

 

 

Cash Flows

 

The Company expects to contribute $8,952,000 to the Plans in 2006.

 

Estimated Future Benefit Payments

 

The following benefit payments, which reflect expected future service, as appropriate, are expected to be paid:

 

 

 

Pension Benefits

 

2006

 

$

5,290,000

 

2007

 

5,561,000

 

2008

 

6,047,000

 

2009

 

7,449,000

 

2010

 

6,670,000

 

2011-2015

 

39,803,000

 

 

164



 

VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS – (CONTINUED)

 

12.  Leases

 

As lessor:

 

The Company leases space to tenants under operating leases. Most of the leases provide for the payment of fixed base rentals payable monthly in advance. Shopping center leases provide for the pass-through to tenants of real estate taxes, insurance and maintenance. Office building leases generally require the tenants to reimburse the Company for operating costs and real estate taxes above their base year costs. Shopping center leases also provide for the payment by the lessee of additional rent based on a percentage of the tenants’ sales. As of December 31, 2005, future base rental revenue under non-cancelable operating leases, excluding rents for leases with an original term of less than one year and rents resulting from the exercise of renewal options, is as follows:

 

(Amounts in thousands)

 

 

 

Year Ending December 31:

 

 

 

2006

 

$

1,177,048

 

2007

 

1,100,191

 

2008

 

1,007,859

 

2009

 

898,969

 

2010

 

789,496

 

Thereafter

 

4,127,928

 

 

These amounts do not include rentals based on tenants’ sales.  These percentage rents approximated $6,571,000, $5,563,000, and $3,662,000, for the years ended December 31, 2005, 2004, and 2003, respectively.

 

None of the Company’s tenants represented more than 10% of total revenues for the year ended December 31, 2005.

 

Former Bradlees Locations

 

Pursuant to the Master Agreement and Guaranty, dated May 1, 1992, the Company is due $5,000,000 per annum of additional rent from Stop & Shop which was allocated to certain of Bradlees former locations.  On December 31, 2002, prior to the expiration of the leases to which the additional rent was allocated, the Company reallocated this rent to other former Bradlees leases also guaranteed by Stop & Shop.  Stop & Shop is contesting the Company’s right to reallocate and claims the Company is no longer entitled to the additional rent.  At December 31, 2005, the Company is due an aggregate of $15,300,000.  The Company believes the additional rent provision of the guaranty expires at the earliest in 2012 and is vigorously contesting Stop & Shop’s position.

 

165



 

VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS – (CONTINUED)

 

12.  Leases - - continued

 

As lessee:

 

The Company is a tenant under operating leases for certain properties. These leases have terms that expire during the next thirty years.  Future minimum lease payments under operating leases at December 31, 2005, are as follows:

 

(Amounts in thousands)

 

 

 

2006

 

$

22,893

 

2007

 

22,933

 

2008

 

22,666

 

2009

 

22,663

 

2010

 

22,699

 

Thereafter

 

940,737

 

 

Rent expense was $22,146,000, $21,334,000, and $15,593,000 for the years ended December 31, 2005, 2004 and 2003, respectively.

 

The Company is also a lessee under capital leases for equipment and real estate (primarily Americold).  Lease terms generally range from 5-20 years with renewal or purchase options.  Capitalized leases are recorded at the present value of future minimum lease payments or the fair market value of the property.  Capitalized leases are depreciated on a straight-line basis over the estimated life of the asset or life of the related lease, whichever is shorter.  Amortization expense on capital leases is included in “depreciation and amortization” on the Company’s consolidated statements of income.  As of December 31, 2005, future minimum lease payments under capital leases are as follows:

 

(Amounts in thousands)

 

 

 

2006

 

$

10,711

 

2007

 

8,939

 

2008

 

7,783

 

2009

 

7,372

 

2010

 

6,453

 

Thereafter

 

46,646

 

Total minimum obligations

 

87,904

 

Interest portion

 

(39,575

)

Present value of net minimum payments

 

$

48,329

 

 

At December 31, 2005 and 2004, $48,329,000 and $54,261,000 representing the present value of net minimum payments is included in “Other Liabilities” on the Company’s consolidated balance sheets.  At December 31, 2005 and 2004, property leased under capital leases had a total cost of $66,483,000 and $64,974,000 and related accumulated depreciation of $17,066,000 and $11,495,000, respectively.

 

166



 

VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS – (CONTINUED)

 

13.  Commitments and Contingencies

 

At December 31, 2005, the Company’s $600,000,000 revolving credit facility, which expires in July 2006, had a zero outstanding balance and $22,311,000 was reserved for outstanding letters of credit. This facility contains financial covenants, which require the Company to maintain minimum interest coverage and maximum debt to market capitalization, and provides for higher interest rates in the event of a decline in the Company’s ratings below Baa3/BBB.  At December 31, 2005, Americold’s $30,000,000 revolving credit facility had a $9,076,000 outstanding balance and $17,000,000 was reserved for outstanding letters of credit.  This facility requires Americold to maintain, on a trailing four-quarter basis, a minimum of $30,000,000 of free cash flow, as defined.  Both of these facilities contain customary conditions precedent to borrowing, including representations and warranties and also contain customary events of default that could give rise to accelerated repayment, including such items as failure to pay interest or principal.

 

The Company has made acquisitions and investments in partially-owned entities for which it is committed to fund additional capital aggregating $40,800,000.  Of this amount, $25,000,000 relates to capital expenditures to be funded over the next six years at the Springfield Mall, in which it has a 97.5% interest.

 

In addition to the above, on November 10, 2005, the Company committed to fund the junior portion of up to $30,530,000 of a $173,000,000 construction loan to an entity developing a mix-use building complex in Boston, Massachusetts, at the north end of the Boston Harbor.  The Company will earn current-pay interest at 30-day LIBOR plus 11%.  The loan will mature in November 2008, with a one-year extension option.  The Company anticipates funding all or portions of the loan beginning in 2006.

 

The Company carries comprehensive liability and all risk property insurance ((i) fire, (ii) flood, (iii) extended coverage, (iv) “acts of terrorism” as defined in the Terrorism Risk Insurance Extension Act of 2005 which expires in 2007 and (v) rental loss insurance) with respect to its assets.  Below is a summary of the current all risk property insurance and terrorism risk insurance in effect through September 2006 for each of the following business segments:

 

 

 

Coverage Per Occurrence

 

 

 

All Risk (1)

 

Sub-Limits for Acts
of Terrorism

 

New York City Office

 

$

1,400,000,000

 

$

750,000,000

 

Washington, D.C. Office

 

1,400,000,000

 

750,000,000

 

Retail

 

500,000,000

 

500,000,000

 

Merchandise Mart

 

1,400,000,000

 

750,000,000

 

Temperature Controlled Logistics

 

225,000,000

 

225,000,000

 

 


(1)     Limited as to terrorism insurance by the sub-limit shown in the adjacent column.

 

In addition to the coverage above, the Company carries lesser amounts of coverage for terrorist acts not covered by the Terrorism Risk Insurance Extension Act of 2005.

 

167



 

VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS – (CONTINUED)

 

13.  Commitments and Contingencies – continued

 

The Company’s debt instruments, consisting of mortgage loans secured by its properties (which are generally non-recourse to the Company), its senior unsecured notes due 2007, 2009 and 2010, its exchangeable senior debentures due 2025 and its revolving credit agreements, contain customary covenants requiring the Company to maintain insurance.  Although the Company believes that it has adequate insurance coverage under these agreements, the Company may not be able to obtain an equivalent amount of coverage at reasonable costs in the future.  Further, if lenders insist on greater coverage than the Company is able to obtain, or if the Terrorism Risk Insurance Extension Act of 2005 is not extended past 2007, it could adversely affect the Company’s ability to finance and/or refinance its properties and expand its portfolio.

 

Each of the Company’s properties has been subjected to varying degrees of environmental assessment at various times. The environmental assessments did not reveal any material environmental contamination. However, there can be no assurance that the identification of new areas of contamination, changes in the extent or known scope of contamination, the discovery of additional sites, or changes in cleanup requirements would not result in significant costs to the Company.

 

On January 8, 2003, Stop & Shop filed a complaint with the United States District Court for the District of New Jersey (“USDC-NJ”) claiming the Company has no right to reallocate and therefore continue to collect $5,000,000 of annual rent from Stop & Shop pursuant to the Master Agreement and Guaranty.  On May 17, 2005, the Company filed a motion for summary judgment.  On July 15, 2005, Stop & Shop opposed the Company’s motion and filed a cross-motion for summary judgment.  On December 13, 2005, the Court issued its decision denying the motions for summary judgment.  The Company intends to pursue its claims against Stop & Shop vigorously.  There are various other legal actions against the Company in the ordinary course of business. In the opinion of management, after consultation with legal counsel, the outcome of such matters will not have a material effect on the Company’s financial condition, results of operations or cash flow.

 

The Company enters into agreements for the purchase and resale of U.S. government obligations for periods of up to one week. The obligations purchased under these agreements are held in safekeeping in the name of the Company by various money center banks. The Company has the right to demand additional collateral or return of these invested funds at any time the collateral value is less than 102% of the invested funds plus any accrued earnings thereon.  The Company had $177,650,000 and $23,110,000 of cash invested in these agreements at December 31, 2005 and 2004.

 

From time to time, the Company has disposed of substantial amounts of real estate to third parties for which, as to certain properties, it remains contingently liable for rent payments or mortgage indebtedness that cannot be quantified by the Company.

 

168



 

VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS – (CONTINUED)

 

14.  Related Party Transactions

 

Loan and Compensation Agreements

 

On December 22, 2005, Steven Roth, the Company’s Chief Executive Officer, repaid to the Company his $13,122,500 outstanding loan which was scheduled to mature in January 2006.  Pursuant to a credit agreement dated November 1999, Mr. Roth may draw up to $15,000,000 of loans from the Company on a revolving basis.  Each loan bears interest, payable quarterly, at the applicable Federal rate on the date the loan is made and matures on the sixth anniversary of such loan.  Loans are collateralized by assets with a value of not less than two times the amount outstanding.  On December 23, 2005, Mr. Roth borrowed $13,122,500 under this facility, which bears interest at 4.45% per annum and matures on December 23, 2011.

 

At December 31, 2005, the balance of the loan due from Michael Fascitelli, the Company’s President, in accordance with his employment agreement was $8,600,000.  The loan matures in December 2006 and bears interest, payable quarterly, at a weighted average rate of 3.97% (based on the applicable Federal rate).

 

Effective January 1, 2002, the Company extended its employment agreement with Mr. Fascitelli for a five-year period through December 31, 2006.  Pursuant to the extended employment agreement, Mr. Fascitelli is entitled to receive a deferred payment on December 31, 2006 of 626,566 Vornado common shares which are valued for compensation purposes at $27,500,000 (the value of the shares on March 8, 2002, the date the extended employment agreement was executed).  The shares are held in a rabbi trust for the benefit of Mr. Fascitelli and vested 100% on December 31, 2002.  The extended employment agreement does not permit diversification, allows settlement of the deferred compensation obligation by delivery of these shares only, and permits the deferred delivery of these shares.  The value of these shares was amortized ratably over the one-year vesting period as compensation expense.  The assets of the rabbi trust are consolidated with those of the Company and the Company’s common shares held in the trust are classified in shareholders’ equity and accounted for in a manner similar to treasury stock.

 

Pursuant to the Company’s annual compensation review in February 2002 with Joseph Macnow, the Company’s Chief Financial Officer, the Compensation Committee approved a $2,000,000 loan to Mr. Macnow, bearing interest at the applicable federal rate of 4.65% per annum and due in June 2007.  The loan was funded on July 23, 2002 and is collateralized by assets with a value of not less than two times the loan amount.

 

On February 22, 2005, the Company and Sandeep Mathrani, Executive Vice President – Retail Division, entered into a new employment agreement.  Pursuant to the agreement, the Company granted Mr. Mathrani (i) 16,836 restricted shares of the Company’s stock, (ii) stock options to acquire 300,000 of the Company’s common shares at an exercise price of $71.275 per share and (iii) the right to receive 200,000 stock options over the next two years at the then prevailing market price.  In addition, Mr. Mathrani repaid the $500,000 loan the Company provided him under his prior employment agreement.

 

On March 11, 2004, the Company loaned $2,000,000 to Melvyn Blum, an executive officer of the Company, pursuant to the revolving credit facility contained in his January 2000 employment agreement.  Melvyn Blum resigned effective July 15, 2005.  In accordance with the terms of his employment agreement, his $2,000,000 outstanding loan as of June 30, 2005 was repaid on August 14, 2005.

 

169



 

VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS – (CONTINUED)

 

14.  Related Party Transactions -continued

 

Transactions with Affiliates and Officers and Trustees of the Company

 

Alexander’s

 

The Company owns 33% of Alexander’s.  Mr. Roth and Mr. Fascitelli are officers and directors of Alexander’s.  The Company provides various services to Alexander’s in accordance with management, development and leasing agreements.  See Note – 5 Investments in Partially-Owned Entities for details of these agreements.

 

On December 29, 2005, Michael Fascitelli, the Company’s President and President of Alexander’s, exercised 350,000 of his Alexander’s stock appreciation rights (“SARs”) which were scheduled to expire in December 2006 and received $173.82 for each SAR exercised, representing the difference between Alexander’s stock price of $247.70 (the average of the high and low market price) on the date of exercise and the exercise price of $73.88.  This exercise was consistent with Alexander’s tax planning.

 

On January 10, 2006, the Omnibus Stock Plan Committee of the Board of Directors of Alexander’s granted Mr. Fascitelli a SAR covering 350,000 shares of Alexander’s common stock.  The exercise price of the SAR is $243.83 per share of common stock, which was the average of the high and low trading price of Alexander’s common stock on date of grant and will become exercisable on July 10, 2006, provided Mr. Fascitelli is employed with Alexander’s on such date, and will expire on March 14, 2007.  Mr. Fascitelli’s early exercise and Alexander’s related tax consequences were factors in Alexander’s decision to make the new grant to him.

 

Interstate Properties

 

As of December 31, 2005, Interstate Properties and its partners owned approximately 9.2% of the common shares of beneficial interest of the Company and 27.7% of Alexander’s common stock.  Interstate Properties is a general partnership in which Steven Roth, David Mandelbaum and Russell B. Wight, Jr. are the partners.  Mr. Roth is the Chairman of the Board and Chief Executive Officer of the Company, the managing general partner of Interstate Properties, and the Chief Executive Officer and a director of Alexander’s.  Messrs. Mandelbaum and Wight are trustees of the Company and also directors of Alexander’s.

 

The Company manages and leases the real estate assets of Interstate Properties pursuant to a management agreement for which the Company receives an annual fee equal to 4% of annual base rent and percentage rent.  The management agreement has a term of one year and is automatically renewable unless terminated by either of the parties on sixty days’ notice at the end of the term. Although the management agreement was not negotiated at arm’s length, the Company believes based upon comparable fees charged by other real estate companies that its terms are fair to the Company. The Company earned $791,000, $726,000 and $703,000 of management fees under the management agreement for the years ended December 31, 2005, 2004, and 2003.  In addition, during the fiscal year ended 2003, as a result of a previously existing leasing arrangement with Alexander’s, Alexander’s paid to Interstate $587,000, for leasing and other services actually rendered by the Company.  Upon receipt of these payments, Interstate promptly paid them over to the Company without retaining any interest therein.  This arrangement was terminated at the end of 2003 and all payments by Alexander’s thereafter for these leasing and other services are made directly to the Company.

 

Vornado Operating Company (“ Vornado Operating”)

 

In October 1998, Vornado Operating was spun off from the Company in order to own assets that the Company could not itself own and conduct activities that the Company could not itself conduct.  Vornado Operating’s primary asset was its 60% investment in AmeriCold Logistics, which leased 88 refrigerated warehouses from Americold, owned 60% by the Company.  On November 4, 2004, Americold purchased its tenant, AmeriCold Logistics, for $47,700,000 in cash.  As part of this transaction, Vornado Operating repaid the $21,989,000 balance of its loan to the Company as well as $4,771,000 of unpaid interest.  Because the Company fully reserved for the interest income on this loan beginning in January 2002, it recognized $4,771,000 of income upon collection in the fourth quarter 2004.

 

In November 2004, a class action shareholder derivative lawsuit was brought in the Delaware Court of Chancery against Vornado Operating, its directors and the Company.  The lawsuit sought to enjoin the dissolution of Vornado Operating, rescind the previously completed sale of AmeriCold Logistics (owned 60% by Vornado Operating) to Americold (owned 60% by the Company) and damages.  In addition, the plaintiffs claimed that the Vornado Operating directors breached their fiduciary duties.  On November 24, 2004, a stipulation of settlement was entered into under which the Company agreed to settle the lawsuit with a payment of approximately $4,500,000 or about $1 per Vornado Operating share or partnership unit before litigation expenses. The Company accrued the proposed settlement payment and related legal costs as part of “general and administrative expense” in the fourth quarter of 2004.  On March 22, 2005, the Court approved the settlement.

 

170



 

VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS – (CONTINUED)

 

14.  Related Party Transactions -continued

 

Other

 

On January 1, 2003, the Company acquired BMS, a company which provides cleaning and related services principally to the Company’s Manhattan office properties, for $13,000,000 in cash from the estate of Bernard Mendik and certain other individuals including David R. Greenbaum, an executive officer of the Company.  The Company paid BMS $53,024,000, for the year ended December 31, 2002 for services rendered to the Company’s Manhattan office properties.  Although the terms and conditions of the contracts pursuant to which these services were provided were not negotiated at arms length, the Company believes based upon comparable amounts charged to other real estate companies that the terms and conditions of the contracts were fair to the Company.

 

On August 4, 2003, the Company completed the acquisition of 2101 L Street, a 370,000 square foot office building located in Washington D.C.  The consideration for the acquisition consisted of approximately 1.1 million newly issued Operating Partnership units (valued at approximately $49,517,000) and the assumption of existing mortgage debt and transaction costs totaling approximately $32,000,000.  Robert H. Smith and Robert P. Kogod, trustees of Vornado, together with family members, owned approximately 24 percent of the limited partnership that sold the building and Mr. Smith was a general partner.  On August 5, 2003, the Company repaid the mortgage of $29,056,000.

 

On October 7, 2003, the Company acquired a 2.5% interest in the planned redevelopment of Waterfront (described in Note 3) for $2,171,000, of which the Company paid $1,545,000 in cash and issued 12,500 Operating Partnership units valued at $626,000.  The partnership units were issued to Mitchell N. Schear, one of the partners in the Waterfront interest, and the President of the Company’s CESCR division.

 

On July 1, 2004, the Company acquired the Marriott hotel located in its Crystal City office complex from a limited partnership in which Robert H. Smith and Robert P. Kogod, trustees of the Company, together with family members, own approximately 67 percent.  The purchase price was $21,500,000.

 

On October 1, 2004, the Company increased its ownership interest in the Investment Building in Washington, D.C. to 5% by acquiring an additional 2.8% interest for $2,240,000 in cash.  The Company’s original interest in the property was acquired in connection with the acquisition of the Kaempfer Company in April 2003.  Mitchell N. Schear, President of the Company’s CESCR division and other former members of Kaempfer management were also partners in the Investment Building partnership.

 

On December 20, 2005, the Company acquired a 46% partnership interest in, and became co-general partner of, partnerships that own a complex in Rosslyn, Virginia, containing four office buildings with an aggregate of 714,000 square feet and two apartment buildings containing 195 rental units.  The consideration for the acquisition consisted of 734,486 newly issued Vornado Realty L.P. partnership units (valued at $61,814,000) and $27,300,000 of its pro-rata share of existing debt. Of the partnership interest acquired, 19% was from Robert H. Smith and Robert P. Kogod, trustees of Vornado, and their family members, representing all of their interest in the partnership.

 

171



 

VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS – (CONTINUED)

 

15.  Minority Interest

 

The minority interest represents limited partners’, other than the Company, interests in the Operating Partnership and are comprised of:

 

 

 

 

 

 

 

Preferred or

 

 

 

 

 

Outstanding Units at

 

Per Unit

 

Annual

 

Conversion

 

Units Series

 

December 31, 2005

 

December 31, 2004

 

Liquidation
Preference

 

Distribution
Rate

 

Rate Into Class
A Units

 

Common:

 

 

 

 

 

 

 

 

 

 

 

Class A (1)

 

15,333,673

 

17,927,696

 

 

$

2.72

 

N/A

 

Convertible Preferred:

 

 

 

 

 

 

 

 

 

 

 

5.0% B-1 Convertible Preferred

 

563,263

 

563,263

 

$

50.00

 

$

2.50

 

.914

 

8.0% B-2 Convertible Preferred

 

304,761

 

304,761

 

$

50.00

 

$

4.00

 

.914

 

9.00% F-1 Preferred (2)

 

400,000

 

400,000

 

$

25.00

 

$

2.25

 

(3

)

Perpetual Preferred: (3)

 

 

 

 

 

 

 

 

 

 

 

8.25% D-3 Cumulative Redeemable (4)  (5)

 

 

8,000,000

 

$

25.00

 

$

2.0625

 

N/A

 

8.25% D-4 Cumulative Redeemable (5)

 

 

5,000,000

 

$

25.00

 

$

2.0625

 

N/A

 

8.25% D-5 Cumulative Redeemable (6)

 

 

6,480,000

 

$

25.00

 

$

2.0625

 

N/A

 

8.25% D-6 Cumulative Redeemable (7)

 

 

840,000

 

$

25.00

 

$

2.0625

 

N/A

 

8.25% D-7 Cumulative Redeemable (6)

 

 

7,200,000

 

$

25.00

 

$

2.0625

 

N/A

 

8.25% D-8 Cumulative Redeemable (7)

 

 

360,000

 

$

25.00

 

$

2.0625

 

N/A

 

8.25% D-9 Cumulative Redeemable

 

1,800,000

 

1,800,000

 

$

25.00

 

$

2.0625

 

N/A

 

7.00% D-10 Cumulative Redeemable

 

3,200,000

 

3,200,000

 

$

25.00

 

$

1.75

 

N/A

 

7.20% D-11 Cumulative Redeemable

 

1,400,000

 

1,400,000

 

$

25.00

 

$

1.80

 

N/A

 

6.55% D-12 Cumulative Redeemable

 

800,000

 

800,000

 

$

25.00

 

$

1.637

 

N/A

 

3.00% D-13 Cumulative Redeemable (8)

 

1,867,311

 

1,867,311

 

$

25.00

 

$

0.750

 

N/A

 

6.75% D-14 Cumulative Redeemable (9)

 

4,000,000

 

 

$

25.00

 

$

1.6815

 

N/A

 

 


(1)   The Class A units are redeemable at the option of the holder for common shares of Vornado Realty Trust on a one-for-one basis, or at the Company’s option for cash.

(2)   The holders of the Series F-1 preferred units have the right to require the Company to redeem the units for cash equal to the liquidation preference or, at the Company’s option, by issuing a variable number of Vornado common shares with a value equal to the liquidation amount.  In accordance with SFAS No. 150: Accounting for Certain Financial Instruments with Characteristics of Both Liabilities and Equity, the liquidation amount of the F-1 preferred units are classified as a liability, and the related distributions as interest expense, because of the possible settlement of this obligation by issuing a variable number of the Company’s common shares.

(3)   Convertible at the option of the holder for an equivalent amount of the Company’s preferred shares and redeemable at the Company’s option after the 5th anniversary of the date of issuance (ranging from September 2006 to December 2011).

(4)   On January 19, 2005 the Company redeemed $80.0 million of its 8.25% Series D-3 Cumulative Redeemable Preferred Units at a redemption price equal to $25.00 per unit plus accrued dividends.

(5)   The Company redeemed the remaining $120.0 million 8.25% Series D-3 Cumulative Redeemable Preferred Units and the $125.0 million 8.25% Series D-4 Cumulative Redeemable Preferred Units on July 14, 2005 at a redemption price equal to $25.00 per unit plus accrued dividends.

(6)   On September 19, 2005, the Company redeemed all of its 8.25% Series D-5 and D-7 Cumulative Redeemable Preferred Units at a redemption price of $25.00 per unit for an aggregate of $342.0 million plus accrued dividends.

(7)   On December 30, 2005, the Company redeemed the 8.25% Series D-6 and D-8 Cumulative Redeemable Preferred Units at a redemption price of $25.00 per unit for an aggregate of $30.0 million plus accrued dividends.

(8)   The Series D-13 units may be called without penalty at the option of the Company commencing in December 2011 or redeemed at the option of the holder commencing in December 2006 for cash equal to the liquidation preference of $25.00 per unit, or at the Company’s option, by issuing a variable number of Vornado’s common shares.  In accordance with SFAS No. 150, the liquidation amount of the D-13 units are classified as a liability, and related distributions as interest expense, because of the possible settlement of this obligation by issuing a variable number of the Company’s common shares.

(9)   On September 12, 2005, the Company sold $100 million of 6.75% Series D-14 Cumulative Redeemable Preferred Units to an institutional investor in a private placement.  The perpetual preferred units may be called without penalty at the Company’s option commencing in September 2010.  The proceeds were used primarily to redeem outstanding perpetual preferred units.

 

172



 

VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS – (CONTINUED)

 

16.  Income Per Share

 

The following table provides a reconciliation of both net income and the number of common shares used in the computation of (i) basic income per common share - which utilizes the weighted average number of common shares outstanding without regard to dilutive potential common shares, and (ii) diluted income per common share - which includes the weighted average common shares and dilutive share equivalents.  Potential dilutive share equivalents include the Company’s Series A Convertible Preferred shares as well as Vornado Realty L.P.’s convertible preferred units.

 

 

 

Year Ended December 31,

 

(Amounts in thousands, except per share amounts)

 

2005

 

2004

 

2003

 

 

 

 

 

 

 

 

 

Numerator:

 

 

 

 

 

 

 

Income from continuing operations after minority interest in the Operating Partnership

 

$

507,164

 

$

515,904

 

$

285,528

 

Income from discontinued operations

 

32,440

 

77,013

 

175,175

 

Net income

 

539,604

 

592,917

 

460,703

 

Preferred share dividends

 

(46,501

)

(21,920

)

(20,815

)

 

 

 

 

 

 

 

 

Numerator for basic income per share – net income applicable to common shares

 

493,103

 

570,997

 

439,888

 

Impact of assumed conversions:

 

 

 

 

 

 

 

Series A convertible preferred share dividends

 

943

 

1,068

 

3,570

 

Series B-1 and B-2 convertible preferred unit distributions

 

 

4,710

 

 

Series E-1 convertible preferred unit distributions

 

 

1,581

 

 

Series F-1 convertible preferred unit distributions

 

 

743

 

 

Numerator for diluted income per share – net income applicable to common shares

 

$

494,046

 

$

579,099

 

$

443,458

 

Denominator:

 

 

 

 

 

 

 

Denominator for basic income per share – weighted average shares

 

133,768

 

125,241

 

112,343

 

Effect of dilutive securities:

 

 

 

 

 

 

 

Employee stock options and restricted share awards

 

6,842

 

5,515

 

2,786

 

Series A convertible preferred shares

 

402

 

457

 

1,522

 

Series B-1 and B-2 convertible preferred units

 

 

1,102

 

 

Series E-1 convertible preferred units

 

 

637

 

 

Series F-1 convertible preferred units

 

 

183

 

 

 

 

 

 

 

 

 

 

Denominator for diluted income per share – adjusted weighted average shares and assumed conversions

 

141,012

 

133,135

 

116,651

 

 

 

 

 

 

 

 

 

INCOME PER COMMON SHARE – BASIC:

 

 

 

 

 

 

 

Income from continuing operations

 

$

3.45

 

$

3.95

 

$

2.36

 

Income from discontinued operations

 

.24

 

.61

 

1.56

 

Net income per common share

 

$

3.69

 

$

4.56

 

$

3.92

 

 

 

 

 

 

 

 

 

INCOME PER COMMON SHARE – DILUTED:

 

 

 

 

 

 

 

Income from continuing operations

 

$

3.27

 

$

3.77

 

$

2.30

 

Income from discontinued operations

 

.23

 

.58

 

1.50

 

Net income per common share

 

$

3.50

 

$

4.35

 

$

3.80

 

 

173



 

VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS – (CONTINUED)

 

17.  Summary of Quarterly Results (Unaudited)

 

The following summary represents the results of operations for each quarter in 2005, 2004 and 2003:

 

 

 

 

 

Net Income
Applicable to
Common

 

Income Per
Common Share (2)

 

(Amounts in thousands, except share amounts)

 

Revenue

 

Shares (1)

 

Basic

 

Diluted

 

 

 

 

 

 

 

 

 

 

 

2005

 

 

 

 

 

 

 

 

 

December 31

 

$

697,219

 

$

105,750

 

$

.75

 

$

.71

 

September 30

 

656,955

 

27,223

 

.20

 

.19

 

June 30

 

594,785

 

172,697

 

1.33

 

1.25

 

March 31

 

598,669

 

187,433

 

1.46

 

1.39

 

 

 

 

 

 

 

 

 

 

 

2004

 

 

 

 

 

 

 

 

 

December 31

 

$

505,977

 

$

233,603

 

$

1.84

 

$

1.73

 

September 30

 

415,295

 

104,501

 

0.83

 

0.79

 

June 30

 

398,996

 

158,436

 

1.26

 

1.21

 

March 31

 

392,445

 

74,457

 

0.61

 

0.59

 

 

 

 

 

 

 

 

 

 

 

2003

 

 

 

 

 

 

 

 

 

December 31

 

$

386,570

 

$

200,259

 

$

1.73

 

$

1.66

 

September 30

 

380,204

 

70,981

 

0.63

 

0.60

 

June 30

 

371,118

 

82,331

 

0.74

 

0.71

 

March 31

 

364,958

 

86,317

 

0.79

 

0.77

 

 


(1)   Fluctuations among quarters results primarily from the mark-to-market of derivative instruments (Sears and McDonalds option shares, and GMH warrants), net gains on sale of real estate and from seasonality of operations.

(2)   The total for the year may differ from the sum of the quarters as a result of weighting.

 

18.  Costs of Acquisitions and Development Not Consummated

 

In the third quarter of 2004, the Company wrote-off $1,475,000 of costs associated with the Mervyn’s Department Stores acquisition not consummated.

 

174



 

VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS – (CONTINUED)

 

19.  Segment Information

 

The Company has five business segments: Office, Retail, Merchandise Mart Properties, Temperature Controlled Logistics and Toys “R” Us.  EBITDA represents “Earnings Before Interest, Taxes, Depreciation and Amortization.”  Management considers EBITDA a supplemental measure for making decisions and assessing the un-levered performance of its segments as it relates to the total return on assets as opposed to the levered return on equity.  As properties are bought and sold based on a multiple of EBITDA, management utilizes this measure to make investment decisions as well as to compare the performance of its assets to that of its peers.  EBITDA should not be considered a substitute for net income.  EBITDA may not be comparable to similarly titled measures employed by other companies.

 

 

 

For the Year Ended December 31, 2005

 

(Amounts in thousands)

 

Total

 

Office (2)

 

Retail (2)

 

Merchandise
Mart (2)

 

Temperature
Controlled
Logistics (3)

 

Toys

 

Other (4)

 

Property rentals

 

$

1,332,915

 

$

838,270

 

$

200,618

 

$

221,924

 

$

 

$

 

$

72,103

 

Straight-line rents:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Contractual rent increases

 

22,779

 

13,122

 

6,019

 

3,578

 

 

 

60

 

Amortization of free rent

 

27,285

 

16,586

 

4,030

 

6,669

 

 

 

 

Amortization of acquired below-market leases, net

 

13,797

 

7,388

 

5,596

 

 

 

 

813

 

Total rentals

 

1,396,776

 

875,366

 

216,263

 

232,171

 

 

 

72,976

 

Temperature Controlled Logistics

 

846,881

 

 

 

 

846,881

 

 

 

Tenant expense reimbursements

 

209,036

 

115,895

 

73,454

 

16,953

 

 

 

2,734

 

Fee and other income:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Tenant cleaning fees

 

30,350

 

30,350

 

 

 

 

 

 

Management and leasing fees

 

15,433

 

14,432

 

941

 

60

 

 

 

 

Lease termination fees

 

30,117

 

10,746

 

2,399

 

16,972

 

 

 

 

Other

 

19,035

 

13,823

 

271

 

4,940

 

 

 

1

 

Total revenues

 

2,547,628

 

1,060,612

 

293,328

 

271,096

 

846,881

 

 

75,711

 

Operating expenses

 

1,305,027

 

404,281

 

88,952

 

100,733

 

662,703

 

 

48,358

 

Depreciation and amortization

 

334,961

 

171,610

 

33,168

 

41,100

 

73,776

 

 

15,307

 

General and administrative

 

183,001

 

40,051

 

15,823

 

24,784

 

40,925

 

 

61,418

 

Total expenses

 

1,822,989

 

615,942

 

137,943

 

166,617

 

777,404

 

 

125,083

 

Operating income (loss)

 

724,639

 

444,670

 

155,385

 

104,479

 

69,477

 

 

(49,372

)

Income applicable to Alexander’s

 

59,022

 

694

 

695

 

 

 

 

57,633

 

Loss applicable to Toys ‘R’ Us

 

(40,496

)

 

 

 

 

(40,496

)

 

Income from partially-owned entities

 

36,165

 

3,639

 

9,094

 

588

 

1,248

 

 

21,596

 

Interest and other investment income

 

167,225

 

1,824

 

583

 

187

 

2,273

 

 

162,358

 

Interest and debt expense

 

(340,751

)

(141,292

)

(60,018

)

(10,769

)

(56,272

)

 

(72,400

)

Net gain on disposition of wholly-owned and partially-owned assets other than depreciable real estate

 

39,042

 

690

 

896

 

 

 

 

37,456

 

Minority interest of partially-owned entities

 

(3,808

)

 

 

120

 

(4,221

)

 

293

 

Income (loss) from continuing operations

 

641,038

 

310,225

 

106,635

 

94,605

 

12,505

 

(40,496

)

157,564

 

Income (loss) from discontinued operations

 

32,440

 

 

(163

)

 

 

 

32,603

 

Income (loss) before allocation to limited partners

 

673,478

 

310,225

 

106,472

 

94,605

 

12,505

 

(40,496

)

190,167

 

Minority limited partners’ interest in the Operating Partnership

 

(66,755

)

 

 

 

 

 

(66,755

)

Perpetual preferred unit distributions of the Operating Partnership

 

(67,119

)

 

 

 

 

 

(67,119

)

Net income (loss)

 

539,604

 

310,225

 

106,472

 

94,605

 

12,505

 

(40,496

)

56,293

 

Interest and debt expense (1)

 

415,826

 

145,734

 

68,274

 

11,592

 

26,775

 

46,789

 

116,662

 

Depreciation and amortization(1)

 

367,260

 

175,220

 

37,954

 

41,757

 

35,211

 

33,939

 

43,179

 

Income tax (benefit) expense (1)

 

(21,062

)

1,199

 

 

1,138

 

1,275

 

(25,372

)

698

 

EBITDA

 

$

1,301,628

 

$

632,378

 

$

212,700

 

$

149,092

 

$

75,766

 

$

14,860

 

$

216,832

 

Percent of EBITDA by Segment

 

100

%

48.6

%

16.3

%

11.5

%

5.8

%

1.1

%

16.7

%

Balance sheet data:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Real estate, net

 

$

9,776,018

 

$

5,356,918

 

$

1,632,258

 

$

1,183,959

 

$

1,121,510

 

$

 

$

481,373

 

Investments and advances to partially-owned entities

 

944,023

 

296,668

 

149,870

 

6,046

 

12,706

 

 

478,733

 

Investment in Toys “R” Us

 

425,830

 

 

 

 

 

425,830

 

 

Capital expenditures:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Acquisitions

 

1,353,218

 

490,123

 

466,967

 

93,915

 

 

 

302,213

 

Other

 

316,754

 

158,085

 

59,091

 

64,403

 

14,953

 

 

20,222

 

 


See notes on page 178.

 

175



 

VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS – (CONTINUED)

 

19.  Segment Information - continued

 

 

 

For the Year Ended December 31, 2004

 

(Amounts in thousands)

 

Total

 

Office (2)

 

Retail (2)

 

Merchandise
Mart (2)

 

Temperature
Controlled
Logistics (3)

 

Other (4)

 

Property rentals

 

$

1,273,133

 

$

829,015

 

$

164,273

 

$

217,034

 

$

 

$

62,811

 

Straight-line rents:

 

 

 

 

 

 

 

 

 

 

 

 

 

Contractual rent increases

 

35,217

 

26,675

 

5,044

 

3,333

 

 

165

 

Amortization of free rent

 

26,264

 

9,665

 

11,290

 

5,315

 

 

(6

)

Amortization of acquired below market leases, net

 

14,949

 

10,076

 

4,873

 

 

 

 

Total rentals

 

1,349,563

 

875,431

 

185,480

 

225,682

 

 

62,970

 

Temperature Controlled Logistics

 

87,428

 

 

 

 

87,428

 

 

Expense reimbursements

 

191,245

 

104,446

 

64,610

 

18,904

 

 

3,285

 

Fee and other income:

 

 

 

 

 

 

 

 

 

 

 

 

 

Tenant cleaning fees

 

31,293

 

31,293

 

 

 

 

 

Management and leasing fees

 

16,754

 

15,501

 

1,084

 

155

 

 

14

 

Lease termination fees

 

16,989

 

12,696

 

709

 

3,584

 

 

 

Other

 

19,441

 

13,390

 

908

 

5,079

 

 

64

 

Total revenues

 

1,712,713

 

1,052,757

 

252,791

 

253,404

 

87,428

 

66,333

 

Operating expenses

 

681,556

 

391,336

 

78,208

 

98,833

 

67,989

 

45,190

 

Depreciation and amortization

 

244,020

 

159,970

 

26,825

 

36,044

 

7,968

 

13,213

 

General and administrative

 

145,229

 

38,356

 

13,187

 

22,588

 

4,264

 

66,834

 

Costs of acquisitions not consummated

 

1,475

 

 

 

 

 

1,475

 

Total expenses

 

1,072,280

 

589,662

 

118,220

 

157,465

 

80,221

 

126,712

 

Operating income (loss)

 

640,433

 

463,095

 

134,571

 

95,939

 

7,207

 

(60,379

)

Income applicable to Alexander’s

 

8,580

 

433

 

668

 

 

 

7,479

 

Income (loss) from partially-owned entities

 

43,381

 

2,728

 

(1,678

)

545

 

5,641

 

36,145

 

Interest and other investment income

 

203,998

 

997

 

397

 

105

 

220

 

202,279

 

Interest and debt expense

 

(242,955

)

(129,716

)

(58,625

)

(11,255

)

(6,379

)

(36,980

)

Net gain on disposition of wholly-owned and partially-owned assets other than real estate

 

19,775

 

369

 

 

 

 

19,406

 

Minority interest of partially-owned entities

 

(109

)

 

 

—-

 

(158

)

49

 

Income from continuing operations

 

673,103

 

337,906

 

75,333

 

85,334

 

6,531

 

167,999

 

Income from discontinued operations

 

77,013

 

 

10,054

 

 

 

66,959

 

Income before allocation to minority limited partners

 

750,116

 

337,906

 

85,387

 

85,334

 

6,531

 

234,958

 

Minority limited partners’ interest in the operating partnership

 

(88,091

)

 

 

 

 

(88,091

)

Perpetual preferred unit distributions of the operating partnership

 

(69,108

)

 

 

 

 

(69,108

)

Net income

 

592,917

 

337,906

 

85,387

 

85,334

 

6,531

 

77,759

 

Interest and debt expense(1)

 

313,289

 

133,602

 

61,820

 

12,166

 

30,337

 

75,364

 

Depreciation and amortization(1)

 

296,980

 

162,975

 

30,619

 

36,578

 

34,567

 

32,241

 

Income taxes

 

1,664

 

406

 

 

852

 

79

 

327

 

EBITDA

 

$

1,204,850

 

$

634,889

 

$

177,826

 

$

134,930

 

$

71,514

 

$

185,691

 

Percentage of EBITDA by segment

 

100

%

52.7

%

14.8

%

11.2

%

5.9

%

15.4

%

Balance sheet data:

 

 

 

 

 

 

 

 

 

 

 

 

 

Real estate, net

 

$

8,348,597

 

$

4,934,137

 

$

1,109,049

 

$

963,053

 

$

1,177,190

 

$

165,168

 

Investments and advances to partially-owned entities

 

605,300

 

48,682

 

82,294

 

6,207

 

12,933

 

455,184

 

Capital expenditures:

 

 

 

 

 

 

 

 

 

 

 

 

 

Acquisitions

 

288,379

 

55,191

 

233,188

 

 

 

 

Other

 

290,000

 

160,086

 

67,508

 

60,365

 

 

2,041

 

 


See notes on page 178.

 

176



 

VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS – (CONTINUED)

 

19.  Segment Information - continued

 

 

 

For the Year Ended December 31, 2003

 

(Amounts in thousands)

 

Total

 

Office (2)

 

Retail (2)

 

Merchandise
Mart (2)

 

Temperature
Controlled
Logistics (3)

 

Other (4)

 

Property rentals

 

$

1,210,185

 

$

809,506

 

$

140,249

 

$

207,929

 

$

 

$

52,501

 

Straight-line rents:

 

 

 

 

 

 

 

 

 

 

 

 

 

Contractual rent increases

 

34,538

 

27,363

 

3,087

 

4,079

 

 

9

 

Amortization of free rent

 

7,071

 

(562

)

5,552

 

2,090

 

 

(9

)

Amortization of acquired below market leases, net

 

9,047

 

8,007

 

1,040

 

 

 

 

Total rentals

 

1,260,841

 

844,314

 

149,928

 

214,098

 

 

52,501

 

Expense reimbursements

 

179,214

 

98,184

 

56,995

 

20,949

 

 

3,086

 

Fee and other income:

 

 

 

 

 

 

 

 

 

 

 

 

 

Tenant cleaning fees

 

29,062

 

29,062

 

 

 

 

 

Management and leasing fees

 

12,812

 

11,427

 

1,290

 

 

 

95

 

Lease termination fees

 

8,581

 

2,866

 

2,056

 

3,659

 

 

 

Other

 

12,340

 

5,986

 

2,638

 

3,685

 

 

31

 

Total revenues

 

1,502,850

 

991,839

 

212,907

 

242,391

 

 

55,713

 

Operating expenses

 

583,038

 

370,545

 

71,377

 

97,073

 

 

44,043

 

Depreciation and amortization

 

214,623

 

149,524

 

19,343

 

32,087

 

 

13,669

 

General and administrative

 

121,879

 

37,143

 

9,783

 

20,323

 

 

54,630

 

Total expenses

 

919,540

 

557,212

 

100,503

 

149,483

 

—-

 

112,342

 

Operating income (loss)

 

583,310

 

434,627

 

112,404

 

92,908

 

 

(56,629

)

Income applicable to Alexander’s

 

15,574

 

 

640

 

 

 

14,934

 

Income (loss) from partially-owned entities

 

67,901

 

2,426

 

3,752

 

(108

)

18,416

 

43,415

 

Interest and other investment income

 

25,401

 

2,960

 

359

 

93

 

 

21,989

 

Interest and debt expense

 

(230,064

)

(134,715

)

(59,674

)

(14,788

)

 

(20,887

)

Net gain on disposition of wholly-owned and partially-owned assets other than depreciable real estate

 

2,343

 

180

 

 

188

 

 

1,975

 

Minority interest of partially-owned entities

 

(1,089

)

(1,119

)

—-

 

—-

 

—-

 

30

 

Income from continuing operations

 

463,376

 

304,359

 

57,481

 

78,293

 

18,416

 

4,827

 

Income (loss) from discontinued operations

 

175,175

 

172,736

 

4,850

 

 

 

(2,411

)

Income before allocation to minority limited partners

 

638,551

 

477,095

 

62,331

 

78,293

 

18,416

 

2,416

 

Minority limited partners’ interest in the operating partnership

 

(105,132

)

 

 

 

 

(105,132

)

Perpetual preferred unit distributions of the operating partnership

 

(72,716

)

 

 

 

 

(72,716

)

Net income (loss)

 

460,703

 

477,095

 

62,331

 

78,293

 

18,416

 

(175,432

)

Interest and debt expense (1)

 

296,059

 

138,379

 

62,718

 

15,700

 

24,670

 

54,592

 

Depreciation and amortization (1)

 

279,507

 

153,273

 

22,150

 

32,711

 

34,879

 

36,494

 

Income taxes

 

1,627

 

45

 

 

 

 

1,582

 

EBITDA

 

$

1,037,896

 

$

768,792

 

$

147,199

 

$

126,704

 

$

77,965

 

$

(82,764

)

Percentage of EBITDA by segment

 

100

%

74.1

%

14.2

%

12.2

%

7.5

%

(8.0

)%

Balance sheet data:

 

 

 

 

 

 

 

 

 

 

 

 

 

Real estate, net

 

$

6,797,918

 

$

4,966,074

 

$

730,443

 

$

904,546

 

$

 

$

196,855

 

Investments and advances to partially-owned entities

 

900,600

 

44,645

 

57,317

 

6,063

 

426,773

 

365,802

 

Capital expenditures:

 

 

 

 

 

 

 

 

 

 

 

 

 

Acquisitions

 

249,954

 

95,420

 

154,534

 

 

 

 

Other

 

239,222

 

108,230

 

45,707

 

36,341

 

5,700

 

43,244

 

 


See notes on following page.

 

177



 

VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS – (CONTINUED)

 

19.  Segment Information - continued

 

Notes to preceding tabular information:

 

(1)          Interest and debt expense and depreciation and amortization included in the reconciliation of net income to EBITDA includes the Company’s share of the interest and debt expense and depreciation and amortization of its partially-owned entities.

 

(2)          At December 31, 2004, 7 West 34th Street, a 440,000 square foot New York office building, was 100% occupied by four tenants, of which Health Insurance Plan of New York (“HIP”) and Fairchild Publications occupied 255,000 and 146,000 square feet, respectively.  Effective January 4, 2005, the Company entered into a lease termination agreement with HIP under which HIP made an initial payment of $13,362 and is anticipated to make annual payments ranging from $1,000 to $2,000 over the remaining six years of the HIP lease contingent upon the level of operating expenses of the building in each year. In connection with the termination of the HIP lease, the Company wrote off the $2,462 balance of the HIP receivable arising from the straight-lining of rent.  In the first quarter of 2005, the Company began redevelopment of a portion of this property into a permanent showroom building for the giftware industry.  As of January 1, 2005, the Company transferred the operations and financial results related to the office component of this asset from the New York City Office division to the Merchandise Mart division for both the current and prior periods presented.  The operations and financial results related to the retail component of this asset were transferred to the Retail division for both current and prior periods presented.

 

(3)          Operating results for the year ended December 31, 2004 reflect the consolidation of the Company’s investment in Americold Realty Trust beginning on November 18, 2004.  Previously, this investment was accounted for on the equity method.

 

(4)          Other EBITDA is comprised of:

 

 

 

For the Year Ended December 31,

 

(Amounts in thousands)

 

2005

 

2004

 

2003

 

Alexander’s

 

$

84,874

 

$

25,909

 

$

22,361

 

Newkirk Master Limited Partnership

 

55,126

 

70,517

 

76,873

 

Hotel Pennsylvania

 

22,522

 

15,643

 

4,573

 

GMH Communities L.P in 2005 and Student Housing in 2004 and 2003.

 

7,955

 

1,440

 

2,000

 

Industrial warehouses

 

5,666

 

5,309

 

6,208

 

Other investments

 

5,319

 

 

 

 

 

181,462

 

118,818

 

112,015

 

Minority limited partners’ interest in the Operating Partnership

 

(66,755

)

(88,091

)

(105,132

)

Perpetual preferred unit distributions of the Operating Partnership

 

(67,119

)

(69,108

)

(72,716

)

Corporate general and administrative expenses

 

(57,221

)

(62,854

)

(51,461

)

Investment income and other

 

156,331

 

215,688

 

27,254

 

Net gain on sales of marketable equity securities (including $9,017 for Prime Group in 2005)

 

25,346

 

 

2,950

 

Net gain on disposition of investment in 3700 Las Vegas Boulevard

 

12,110

 

 

 

Discontinued operations:

 

 

 

 

 

 

 

Palisades (including $65,905 net gain on sale in 2004)

 

 

69,697

 

5,006

 

400 North LaSalle (including $31,614 net gain on sale in 2005)

 

32,678

 

1,541

 

(680

)

 

 

$

216,832

 

$

185,691

 

$

(82,764

)

 

178



 

Item 9.        Changes in and Disagreements with Accountants on Accounting and Financial Disclosure

 

None.

 

Item 9A.     Controls and Procedures

 

Disclosure Controls and Procedures:  The Company’s management, with the participation of the Company’s Chief Executive Officer and Chief Financial Officer, has evaluated the effectiveness of the Company’s disclosure controls and procedures (as such term is defined in Rule 13a-15 (e) under the Securities Exchange Act of 1934, as amended) as of the end of the period covered by this annual report on Form 10-K.  Based on such evaluation, the Company’s Chief Executive Officer and Chief Financial Officer have concluded that, as of the end of such period, the Company’s disclosure controls and procedures are effective.

 

Internal Control Over Financial Reporting:  There have not been any changes in the Company’s internal control over financial reporting (as defined in Rule 13a-15(f) under the Securities and Exchange Act of 1934, as amended) during the fourth quarter of the fiscal year to which this report relates that have materially affected, or are reasonably likely to materially affect, the Company’s internal control over financial reporting.

 

MANAGEMENT’S REPORT ON INTERNAL CONTROL OVER FINANCIAL REPORTING

 

Management of Vornado Realty Trust, together with its consolidated subsidiaries (the “Company”), is responsible for establishing and maintaining adequate internal control over financial reporting.  The Company’s internal control over financial reporting is a process designed under the supervision of the Company’s principal executive and principal financial officers to provide reasonable assurance regarding the reliability of financial reporting and the preparation of the Company’s financial statements for external reporting purposes in accordance with U.S. generally accepted accounting principles.

 

As of December 31, 2005, management conducted an assessment of the effectiveness of the Company’s internal control over financial reporting based on the framework established in Internal Control — Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission (COSO).  Based on this assessment, management has determined that the Company’s internal control over financial reporting as of December 31, 2005 is effective.

 

Our internal control over financial reporting includes policies and procedures that pertain to the maintenance of records that, in reasonable detail, accurately and fairly reflect transactions and dispositions of assets; provide reasonable assurances that transactions are recorded as necessary to permit preparation of financial statements in accordance with U.S. generally accepted accounting principles, and that receipts and expenditures are being made only in accordance with authorizations of management and the trustees of the Company; and provide reasonable assurance regarding prevention or timely detection of unauthorized acquisition, use or disposition of the Company’s assets that could have a material effect on our financial statements.

 

Management’s assessment of the effectiveness of the Company’s internal control over financial reporting as of December 31, 2005 has been audited by Deloitte & Touche LLP, an independent registered public accounting firm, as stated in their report appearing on page 180, which expresses unqualified opinions on management’s assessment and on the effectiveness of the Company’s internal control over financial reporting as of December 31, 2005.

 

179



 

REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM

 

Shareholders and Board of Trustees

Vornado Realty Trust

New York, New York

 

We have audited management’s assessment, included within this December 31, 2005 Form 10-K of Vornado Realty Trust at Item 9A in the accompanying “Management’s Report on Internal Control Over Financial Reporting,” that Vornado Realty Trust, together with its consolidated subsidiaries (the “Company”) maintained effective internal control over financial reporting as of December 31, 2005, based on criteria established in Internal Control—Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission.  The Company’s management is responsible for maintaining effective internal control over financial reporting and for its assessment of the effectiveness of internal control over financial reporting.  Our responsibility is to express an opinion on management’s assessment and an opinion on the effectiveness of the Company’s internal control over financial reporting based on our audit.

 

We conducted our audit in accordance with the standards of the Public Company Accounting Oversight Board (United States).  Those standards require that we plan and perform the audit to obtain reasonable assurance about whether effective internal control over financial reporting was maintained in all material respects.  Our audit included obtaining an understanding of internal control over financial reporting, evaluating management’s assessment, testing and evaluating the design and operating effectiveness of internal control, and performing such other procedures as we considered necessary in the circumstances.  We believe that our audit provides a reasonable basis for our opinions.

 

A company’s internal control over financial reporting is a process designed by, or under the supervision of, the company’s principal executive and principal financial officers, or persons performing similar functions, and effected by the company’s board of trustees, management, and other personnel to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles.  A company’s internal control over financial reporting includes those policies and procedures that (1) pertain to the maintenance of records that, in reasonable detail, accurately and fairly reflect the transactions and dispositions of the assets of the company; (2) provide reasonable assurance that transactions are recorded as necessary to permit preparation of financial statements in accordance with generally accepted accounting principles, and that receipts and expenditures of the company are being made only in accordance with authorizations of management and directors of the company; and (3) provide reasonable assurance regarding prevention or timely detection of unauthorized acquisition, use, or disposition of the company’s assets that could have a material effect on the financial statements.

 

Because of the inherent limitations of internal control over financial reporting, including the possibility of collusion or improper management override of controls, material misstatements due to error or fraud may not be prevented or detected on a timely basis.  Also, projections of any evaluation of the effectiveness of the internal control over financial reporting to future periods are subject to the risk that the controls may become inadequate because of changes in conditions, or that the degree of compliance with the policies or procedures may deteriorate.

 

In our opinion, management’s assessment that the Company maintained effective internal control over financial reporting as of December 31, 2005, is fairly stated, in all material respects, based on the criteria established in Internal Control—Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission.  Also in our opinion, the Company maintained, in all material respects, effective internal control over financial reporting as of December 31, 2005, based on the criteria established in Internal Control—Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission.

 

We have also audited, in accordance with the standards of the Public Company Accounting Oversight Board (United States), the consolidated financial statements and financial statement schedules as of and for the year ended December 31, 2005 of the Company and our report dated February 28, 2006 expressed an unqualified opinion on those financial statements and financial statement schedules.

 

 

DELOITTE & TOUCHE LLP

 

Parsippany, New Jersey

February 28, 2006

 

180



 

Item 9B.     Other Information

None.

 

PART III

 

Item 10.     Directors and Executive Officers of the Registrant

 

Information relating to trustees of the Registrant, including its audit committee and audit committee financial expert, will be contained in a definitive Proxy Statement involving the election of trustees under the caption “Election of Trustees” which the Registrant will file with the Securities and Exchange Commission pursuant to Regulation 14A under the Securities Exchange Act of 1934 not later than 120 days after December 31, 2005, and such information is incorporated herein by reference. Information relating to Executive Officers of the Registrant, appears at page 52 of this Annual Report on Form 10-K.  Also incorporated herein by reference is the information under the caption “16(a) Beneficial Ownership Reporting Compliance” of the Proxy Statement.

 

The Registrant has adopted a Code of Business Conduct and Ethics that applies to, among others, Steven Roth, its principal executive officer, and Joseph Macnow, its principal financial and accounting officer.  This Code is available on the Company’s website at www.vno.com.

 

Item 11.     Executive Compensation

 

Information relating to executive compensation will be contained in the Proxy Statement referred to above in Item 10, “Directors and Executive Officers of the Registrant,” under the caption “Executive Compensation” and such information is incorporated herein by reference.

 

Item 12.     Security Ownership of Certain Beneficial Owners and Management and Related Stockholder Matters

 

Information relating to security ownership of certain beneficial owners and management will be contained in the Proxy Statement referred to in Item 10, “Directors and Executive Officers of the Registrant,” under the caption “Principal Security Holders” and such information is incorporated herein by reference.

 

Equity compensation plan information

 

The following table provides information as of December 31, 2005, regarding the Company’s equity compensation plans.

 

Plan Category

 

Number of securities to be
issued upon exercise of
outstanding options,
warrants and rights

 

Weighted-average exercise
price of outstanding
options, warrants and rights

 

Number of securities remaining
available for future issuance under
equity compensation plans
(excluding securities reflected in
the second column)

 

Equity compensation plans approved by security holders

 

12,931,215

(1)

$

37.38

 

6,492,251

(2)

Equity compensation awards not approved by security holders (3)

 

 

 

 

Total

 

12,931,215

 

$

37.38

 

6,492,251

 

 


(1)          Includes 260,267 restricted shares which do not have an option exercise price.

(2)          All of the shares available for future issuance under plans approved by the security holders may be issued as restricted stock units or performance shares.

(3)          Does not include common shares issuable in exchange for deferred stock units pursuant to the compensation agreements described below under the heading “Material Features of Equity Compensation Arrangements Not Approved by Shareholders”.

 

Material Features of Equity Compensation Arrangements Not Approved by Shareholders

 

We have awarded deferred stock units under an individual arrangement with an officer of the Company.  Shareholder approval was not required for this award under the current or then-existing rules of the New York Stock Exchange because the award was made as part of an employment contract with us.

 

181



 

Item 13.     Certain Relationships and Related Transactions

 

Information relating to certain relationships and related transactions will be contained in the Proxy Statement referred to in Item 10, “Directors and Executive Officers of the Registrant,” under the caption “Certain Relationships and Related Transactions” and such information is incorporated herein by reference.

 

Item 14.     Principal Accountant Fees and Services

 

Information relating to Principal Accountant fees and services will be contained in the Proxy Statement referred to in Item 10, “Directors and Executive Officers of the Registrant” under the caption “Ratification of Selection of Independent Auditors” and such information is incorporated herein by reference.

 

PART IV

 

Item 15.     Exhibit and Financial Statement Schedules

 

(a)     The following documents are filed as part of this report:

 

1.               The consolidated financial statements are set forth in Item 8 of this Annual Report on Form 10-K.

 

The following financial statement schedules should be read in conjunction with the financial statements included in Item 8 of this Annual Report on Form 10-K.

 

 

 

Pages in this
Annual Report
on Form 10-K

 

 

 

 

 

II—Valuation and Qualifying Accounts—years ended December 31, 2005, 2004 and 2003

 

184

 

III—Real Estate and Accumulated Depreciation as of December 31, 2005

 

185

 

 

Schedules other than those listed above are omitted because they are not applicable or the information required is included in the consolidated financial statements or the notes thereto.

 

The following exhibits listed on the Exhibit Index are filed with this Annual Report on Form 10-K.

 

Exhibit
No.

 

 

10.15

 

Promissory Note from Steven Roth to Vornado Realty Trust, dated December 23, 2005

10.49

 

Contribution Agreement, dated May 12, 2005, by and among Robert Kogod, Vornado Realty L.P. and certain Vornado Realty Trust affiliates

12

 

Computation of Ratios

21

 

Subsidiaries of Registrant

23

 

Consent of Independent Registered Public Accounting Firm

31.1

 

Rule 13a-14 (a) Certification of Chief Executive Officer

31.2

 

Rule 13a-14 (a) Certification of Chief Financial Officer

32.1

 

Section 1350 Certification of the Chief Executive Officer

32.2

 

Section 1350 Certification of the Chief Financial Officer

 

182



 

SIGNATURES

 

Pursuant to the requirements of Section 13 or 15 (d) of the Securities Exchange Act of 1934, the Registrant has duly caused this report to be signed on its behalf by the undersigned, thereunto duly authorized.

 

 

VORNADO REALTY TRUST

 

 

 

 

 

 

 

By:

 

/s/  Joseph Macnow

 

 

 

 

Joseph Macnow, Executive Vice President-

 

 

 

Finance and Administration and

 

 

 

Chief Financial Officer

 

 

 

 

Date:February 28, 2006

 

Pursuant to the requirements of the Securities Exchange Act of 1934, this report has been signed below by the following persons on behalf of the Registrant and in the capacities and on the dates indicated:

 

Signature

 

Title

 

Date

 

 

 

 

 

 

 

By:

/s/  Steven Roth

 

Chairman of the Board of

 

February 28, 2006

 

 

(Steven Roth)

 

Trustees (Principal Executive

 

 

 

 

 

 

Officer)

 

 

 

 

 

 

 

 

 

 

By:

/s/  Michael Fascitelli

 

President and Trustee

 

February 28, 2006

 

 

(Michael D. Fascitelli)

 

 

 

 

 

 

 

 

 

 

 

 

By:

/s/  Anthony W. Deering

 

Trustee

 

February 28, 2006

 

 

(Anthony W. Deering)

 

 

 

 

 

 

 

 

 

 

 

 

By:

/s/  Robert P. Kogod

 

Trustee

 

February 28, 2006

 

 

(Robert P. Kogod)

 

 

 

 

 

 

 

 

 

 

 

 

By:

/s/  Michael Lynne

 

Trustee

 

February 28, 2006

 

 

(Michael Lynne)

 

 

 

 

 

 

 

 

 

 

 

 

By:

/s/  David Mandelbaum

 

Trustee

 

February 28, 2006

 

 

(David Mandelbaum)

 

 

 

 

 

 

 

 

 

 

 

 

By:

/s/  Robert H. Smith

 

Trustee

 

February 28, 2006

 

 

(Robert H. Smith)

 

 

 

 

 

 

 

 

 

 

 

 

By:

/s/  Ronald G. Targan

 

Trustee

 

February 28, 2006

 

 

(Ronald G. Targan)

 

 

 

 

 

 

 

 

 

 

 

 

By:

/s/  Richard R. West

 

Trustee

 

February 28, 2006

 

 

(Richard R. West)

 

 

 

 

 

 

 

 

 

 

 

 

By:

/s/  Russell B. Wight

 

Trustee

 

February 28, 2006

 

 

(Russell B. Wight, Jr.)

 

 

 

 

 

 

 

 

 

 

 

 

By:

/s/  Joseph Macnow

 

Executive Vice President - Finance and

 

February 28, 2006

 

 

(Joseph Macnow)

 

Administration and Chief Financial Officer (Principal Financial and Accounting Officer)

 

 

 

 

183



 

VORNADO REALTY TRUST

AND SUBSIDIARIES

 

SCHEDULE II

VALUATION AND QUALIFYING ACCOUNTS
December 31, 2005

(Amounts in Thousands)

 

 

 

Column A

 

Column B

 

Column C

 

Column E

 

Description

 

Balance at
Beginning
of Year

 

Additions
Charged
Against
Operations

 

Uncollectible
Accounts
Written-off

 

Balance
at End
of Year

 

 

 

 

 

 

 

 

 

 

 

Year Ended December 31, 2005:
Allowance for doubtful accounts

 

$

24,126

 

$

5,072

 

$

(6,240

)

$

22,958

 

 

 

 

 

 

 

 

 

 

 

Year Ended December 31, 2004
Allowance for doubtful accounts

 

$

18,076

 

$

16,771

(1)

$

(10,721

)

$

24,126

 

 

 

 

 

 

 

 

 

 

 

Year Ended December 31, 2003:
Allowance for doubtful accounts

 

$

17,958

 

$

12,248

 

$

(12,130

)

$

18,076

 

 


(1)                      Beginning on November 18, 2004, the Company consolidates its investment in Americold Realty Trust.  Accordingly, additions charged against operations includes $3,106, which represents Americold’s allowance for doubtful accounts on such date.

 

184



 

VORNADO REALTY TRUST

AND SUBSIDIARIES

SCHEDULE III

REAL ESTATE AND ACCUMULATED DEPRECIATION

December 31, 2005

 

(Amounts in thousands)

 

COLUMN A

 

COLUMN B

 

COLUMN C

 

COLUMN D

 

COLUMN E

 

COLUMN F

 

COLUMN G

 

COLUMN H

 

COLUMN I

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Life on which

 

 

 

 

 

 

 

Costs

 

Gross amount at which

 

 

 

 

 

 

 

depreciation

 

 

 

 

 

Initial cost to company (1)

 

capitalized

 

carried at close of period

 

Accumulated

 

 

 

 

 

in latest

 

 

 

 

 

 

 

 

 

subsequent

 

 

 

Buildings

 

 

 

depreciation

 

Date of

 

 

 

income

 

 

 

 

 

 

 

Buildings and

 

to

 

 

 

and

 

 

 

and

 

construction

 

Date

 

statement

 

Description

 

Encumbrances

 

Land

 

improvements

 

acquisition

 

Land

 

improvements

 

Total (2)

 

amortization

 

(3)

 

acquired

 

is computed

 

Office Buildings

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

New York

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

   Manhattan

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

One Penn Plaza

 

$

 

$

 

$

412,169

 

$

109,639

 

$

 

$

521,808

 

$

521,808

 

$

98,703

 

1972

 

1998

 

7 - 39 Years

 

Two Penn Plaza

 

300,000

 

53,615

 

164,903

 

63,142

 

52,689

 

228,971

 

281,660

 

55,394

 

1968

 

1997

 

7 - 39 Years

 

909 Third Avenue

 

223,193

 

 

120,723

 

21,397

 

 

142,120

 

142,120

 

23,446

 

1969

 

1999

 

7 - 39 Years

 

770 Broadway

 

170,000

 

52,898

 

95,686

 

75,999

 

52,898

 

171,685

 

224,583

 

36,929

 

1907

 

1998

 

7 - 39 Years

 

Eleven Penn Plaza

 

216,795

 

40,333

 

85,259

 

28,519

 

40,333

 

113,778

 

154,111

 

27,766

 

1923

 

1997

 

7 - 39 Years

 

90 Park Avenue

 

 

8,000

 

175,890

 

25,835

 

8,000

 

201,725

 

209,725

 

42,620

 

1964

 

1997

 

7 - 39 Years

 

888 Seventh Avenue

 

318,554

 

 

117,269

 

54,559

 

 

171,828

 

171,828

 

32,609

 

1980

 

1998

 

7 - 39 Years

 

330 West 34th Street

 

 

 

8,599

 

8,839

 

 

17,438

 

17,438

 

3,460

 

1925

 

1998

 

7 - 39 Years

 

1740 Broadway

 

 

26,971

 

102,890

 

10,838

 

26,971

 

113,728

 

140,699

 

26,765

 

1950

 

1997

 

7 - 39 Years

 

150 East 58th Street

 

 

39,303

 

80,216

 

18,836

 

39,303

 

99,052

 

138,355

 

19,470

 

1969

 

1998

 

7 - 39 Years

 

866 United Nations Plaza

 

46,854

 

32,196

 

37,534

 

9,728

 

32,196

 

47,262

 

79,458

 

12,402

 

1966

 

1997

 

7 - 39 Years

 

595 Madison (Fuller Building)

 

 

62,731

 

62,888

 

13,951

 

62,731

 

76,839

 

139,570

 

11,493

 

1968

 

1999

 

7 - 39 Years

 

640 Fifth Avenue

 

 

38,224

 

25,992

 

102,801

 

38,224

 

128,793

 

167,017

 

19,554

 

1950

 

1997

 

7 - 39 Years

 

40 Fulton Street

 

 

15,732

 

26,388

 

3,553

 

15,732

 

29,941

 

45,673

 

6,615

 

1987

 

1998

 

7 - 39 Years

 

689 Fifth Avenue

 

 

19,721

 

13,446

 

9,601

 

19,721

 

23,047

 

42,768

 

3,669

 

1925

 

1998

 

39 Years

 

20 Broad Street

 

 

 

28,760

 

18,709

 

 

47,469

 

47,469

 

7,678

 

1956

 

1998

 

7 - 39 Years

 

40 Thompson

 

 

 

6,530

 

10,057

 

19

 

6,503

 

10,103

 

16,606

 

81

 

1928

 

2005

 

7 - 39 Years

 

Other

 

 

 

5,548

 

17,942

 

 

23,490

 

23,490

 

771

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total New York

 

1,275,396

 

396,254

 

1,574,217

 

593,907

 

395,301

 

2,169,077

 

2,564,378

 

429,425

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Washington, DC

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Crystal Mall (4 buildings)

 

$

49,214

 

$

49,664

 

$

156,654

 

$

13,357

 

$

49,545

 

$

170,130

 

$

219,675

 

$

20,364

 

1968

 

2002

 

10 - 40 Years

 

Crystal Plaza (6 buildings)

 

 

57,213

 

131,206

 

68,428

 

57,070

 

199,777

 

256,847

 

9,184

 

1964-1969

 

2002

 

10 - 40 Years

 

Crystal Square (4 buildings)

 

188,633

 

64,817

 

218,330

 

26,946

 

64,652

 

245,441

 

310,093

 

30,703

 

1974 - 1980

 

2002

 

10 - 40 Years

 

Crystal City Hotel

 

 

8,000

 

47,191

 

496

 

8,000

 

47,687

 

55,687

 

1,741

 

1968

 

2004

 

10 - 40 Years

 

Crystal City Shops

 

 

 

20,465

 

4,638

 

 

25,103

 

25,103

 

1,405

 

2004

 

2004

 

10 - 40 Years

 

Crystal Gateway (4 buildings)

 

147,473

 

47,594

 

177,373

 

12,549

 

47,465

 

190,051

 

237,516

 

23,879

 

1983 - 1987

 

2002

 

10 - 40 Years

 

Crystal Park (5 buildings)

 

249,213

 

100,935

 

409,920

 

27,725

 

100,228

 

438,352

 

538,580

 

55,509

 

1984 - 1989

 

2002

 

10 - 40 Years

 

Arlington Plaza

 

14,393

 

6,227

 

28,590

 

2,620

 

6,210

 

31,227

 

37,437

 

4,707

 

1985

 

2002

 

10 - 40 Years

 

1919 S. Eads Street

 

11,757

 

3,979

 

18,610

 

439

 

3,967

 

19,061

 

23,028

 

2,722

 

1990

 

2002

 

10 - 40 Years

 

Skyline Place (6 buildings)

 

128,732

 

41,986

 

221,869

 

12,942

 

41,862

 

234,935

 

276,797

 

29,360

 

1973 - 1984

 

2002

 

10 - 40 Years

 

Seven Skyline Place

 

 

10,292

 

58,351

 

(4,309

)

10,262

 

54,072

 

64,334

 

6,966

 

2001

 

2002

 

10 - 40 Years

 

One Skyline Tower

 

62,725

 

12,266

 

75,343

 

11,091

 

12,231

 

86,469

 

98,700

 

10,057

 

1988

 

2002

 

10 - 40 Years

 

Courthouse Plaza (2 buildings)

 

75,970

 

 

105,475

 

11,815

 

 

117,290

 

117,290

 

14,485

 

1988 - 1989

 

2002

 

10 - 40 Years

 

1101 17th Street

 

26,001

 

20,666

 

20,112

 

3,304

 

20,609

 

23,473

 

44,082

 

3,681

 

1963

 

2002

 

10 - 40 Years

 

 

185



 

VORNADO REALTY TRUST

AND SUBSIDIARIES

SCHEDULE III

REAL ESTATE AND ACCUMULATED DEPRECIATION

December 31, 2005

 

COLUMN A

 

COLUMN B

 

COLUMN C

 

COLUMN D

 

COLUMN E

 

COLUMN F

 

COLUMN G

 

COLUMN H

 

COLUMN I

 

 

 

 

 

 

 

Costs

 

Gross amount at which

 

 

 

 

 

 

 

Life on which
depreciation

 

 

 

 

 

Initial cost to company (1)

 

capitalized

 

carried at close of period

 

Accumulated

 

 

 

 

 

in latest

 

 

 

 

 

 

 

Buildings and

 

subsequent
to

 

 

 

Buildings
and

 

 

 

depreciation
and

 

Date of
construction

 

Date

 

income statement

 

Description

 

Encumbrances

 

Land

 

improvements

 

acquisition

 

Land

 

improvements

 

Total (2)

 

amortization

 

(3)

 

acquired

 

is computed

 

1730 M. Street

 

16,233

 

10,095

 

17,541

 

3,812

 

10,066

 

21,382

 

31,448

 

3,491

 

1963

 

2002

 

10 - 40 Years

 

1140 Connecticut Avenue

 

19,231

 

19,017

 

13,184

 

4,536

 

18,968

 

17,769

 

36,737

 

3,072

 

1966

 

2002

 

10 -40 Years

 

1150 17th Street

 

31,397

 

23,359

 

24,876

 

6,974

 

23,296

 

31,913

 

55,209

 

4,414

 

1970

 

2002

 

10 - 40 Years

 

1750 Penn Avenue

 

48,359

 

20,020

 

30,032

 

(456

)

19,948

 

29,648

 

49,596

 

3,856

 

1964

 

2002

 

10 - 40 Years

 

2101 L Street

 

 

32,815

 

51,642

 

539

 

32,815

 

52,181

 

84,996

 

3,146

 

1975

 

2003

 

10 - 40 Years

 

Democracy Plaza I

 

 

 

33,628

 

(1,439

)

 

32,189

 

32,189

 

5,855

 

1987

 

2002

 

10 - 40 Years

 

Tysons Dulles (3 buildings)

 

 

19,146

 

79,095

 

2,842

 

19,096

 

81,987

 

101,083

 

10,202

 

1986 - 1990

 

2002

 

10 - 40 Years

 

Commerce Executive (3 buildings)

 

51,122

 

13,401

 

58,705

 

6,901

 

13,363

 

65,644

 

79,007

 

8,326

 

1985 - 1989

 

2002

 

10 - 40 Years

 

Reston Executive (3 buildings)

 

93,000

 

15,424

 

85,722

 

1,360

 

15,380

 

87,126

 

102,506

 

10,439

 

1987 - 1989

 

2002

 

10 - 40 Years

 

Crystal Gateway 1

 

56,416

 

15,826

 

53,894

 

4,615

 

15,826

 

58,509

 

74,335

 

5,150

 

1981

 

2002

 

10 - 40 Years

 

South Capitol

 

 

4,009

 

6,273

 

67

 

4,009

 

6,340

 

10,349

 

1,216

 

 

 

2005

 

10 - 40 Years

 

Bowen Building

 

62,099

 

30,077

 

98,962

 

601

 

30,077

 

99,563

 

129,640

 

1,162

 

2004

 

2005

 

10 - 40 Years

 

H Street

 

 

57,451

 

641

 

 

57,451

 

641

 

58,092

 

8

 

 

 

2005

 

10 - 40 Years

 

Warner Building

 

149,953

 

70,853

 

246,169

 

(1

)

70,852

 

246,169

 

317,021

 

1,654

 

1992

 

2005

 

10 - 40 Years

 

Other

 

 

 

51,767

 

(45,725

)

 

6,042

 

6,042

 

 

 

 

 

 

 

 

Total Washington, DC Office Buildings

 

1,481,921

 

755,132

 

2,541,620

 

176,667

 

753,248

 

2,720,171

 

3,473,419

 

276,754

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

New Jersey

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Bergen

 

 

 

8,345

 

13,150

 

1,034

 

20,461

 

21,495

 

8,600

 

1967

 

1987

 

26 - 40 Years

 

Total New Jersey

 

 

 

8,345

 

13,150

 

1,034

 

20,461

 

21,495

 

8,600

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total Office Buildings

 

2,757,317

 

1,151,386

 

4,124,182

 

783,724

 

1,149,583

 

4,909,709

 

6,059,292

 

714,779

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Shopping Centers

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

New Jersey

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Bordentown

 

7,790

*

498

 

3,176

 

1,030

 

713

 

3,991

 

4,704

 

3,973

 

1958

 

1958

 

7 - 40 Years

 

Bricktown I

 

15,743

*

929

 

2,175

 

10,858

 

952

 

13,010

 

13,962

 

7,216

 

1968

 

1968

 

22 -40 Years

 

Bricktown II

 

 

440

 

 

 

440

 

 

440

 

 

N/A

 

2005

 

N/A

 

Cherry Hill (4)

 

14,479

*

915

 

3,926

 

5,135

 

5,864

 

4,112

 

9,976

 

3,139

 

1964

 

1964

 

12 - 40 Years

 

Delran

 

6,206

*

756

 

3,184

 

2,012

 

756

 

5,196

 

5,952

 

4,047

 

1972

 

1972

 

16 - 40 Years

 

Dover

 

7,096

*

224

 

2,330

 

6,863

 

559

 

8,858

 

9,417

 

3,906

 

1964

 

1964

 

16 - 40 Years

 

East Brunswick I

 

21,982

*

319

 

3,236

 

7,922

 

319

 

11,158

 

11,477

 

8,081

 

1957

 

1957

 

8 - 33 Years

 

East Brunswick II (former Whse)

 

8,031

 

 

4,772

 

10,753

 

48

 

15,477

 

15,525

 

5,688

 

1972

 

1972

 

18 -40 Years

 

East Hanover I

 

26,354

*

376

 

3,063

 

9,999

 

476

 

12,962

 

13,438

 

6,977

 

1962

 

1962

 

9 -40 Years

 

East Hanover II (4)

 

*

1,756

 

8,706

 

428

 

2,195

 

8,695

 

10,890

 

1,629

 

1979

 

1998

 

40 Years

 

Eatontown

 

 

4,653

 

3,659

 

 

4,653

 

3,659

 

8,312

 

30

 

N/A

 

2005

 

40 Years

 

Hackensack

 

24,150

*

536

 

3,293

 

7,688

 

536

 

10,981

 

11,517

 

7,070

 

1963

 

1963

 

15 - 40 Years

 

Jersey City (4)

 

18,488

*

652

 

2,962

 

4,857

 

652

 

7,819

 

8,471

 

1,254

 

1965

 

1965

 

11 - 40 Years

 

Kearny (4)

 

3,609

*

279

 

4,429

 

(59

)

309

 

4,340

 

4,649

 

2,083

 

1938

 

1959

 

23 - 29 Years

 

 

186



 

VORNADO REALTY TRUST

AND SUBSIDIARIES

SCHEDULE III

REAL ESTATE AND ACCUMULATED DEPRECIATION

December 31, 2005

 

COLUMN A

 

COLUMN B

 

COLUMN C

 

COLUMN D

 

COLUMN E

 

COLUMN F

 

COLUMN G

 

COLUMN H

 

COLUMN I

 

 

 

 

 

Initial cost to company (1)

 

Costs
capitalized

 

Gross amount at which
carried at close of period

 

Accumulated

 

 

 

 

 

Life on which
depreciation
in latest

 

 

 

 

 

 

 

Buildings and

 

subsequent
to

 

 

 

Buildings
and

 

 

 

depreciation
and

 

Date of
construction

 

Date

 

income statement

 

Description

 

Encumbrances

 

Land

 

improvements

 

acquisition

 

Land

 

improvements

 

Total (2)

 

amortization

 

(3)

 

acquired

 

is computed

 

Lawnside

 

10,230

*

851

 

2,222

 

1,821

 

851

 

4,043

 

4,894

 

2,956

 

1969

 

1969

 

17 - 40 Years

 

Lodi I

 

9,066

*

245

 

9,339

 

100

 

238

 

9,446

 

9,684

 

1,474

 

1999

 

1975

 

40 Years

 

Lodi II

 

11,890

 

7,606

 

13,124

 

1

 

7,606

 

13,125

 

20,731

 

369

 

N/A

 

2004

 

40 Years

 

Manalapan

 

12,099

*

725

 

2,447

 

8,663

 

725

 

11,110

 

11,835

 

6,144

 

1971

 

1971

 

14 - 40 Years

 

Marlton

 

11,765

*

1,514

 

4,671

 

1,098

 

1,611

 

5,672

 

7,283

 

4,400

 

1973

 

1973

 

16 - 40 Years

 

Middletown

 

15,882

*

283

 

1,508

 

4,489

 

283

 

5,997

 

6,280

 

3,861

 

1963

 

1963

 

19 - 40 Years

 

Montclair

 

1,858

*

66

 

470

 

330

 

66

 

800

 

866

 

604

 

1972

 

1972

 

4 - 15 Years

 

Morris Plains

 

11,626

*

1,254

 

3,140

 

3,483

 

1,104

 

6,773

 

7,877

 

6,566

 

1961

 

1985

 

7 - 19 Years

 

North Bergen (4)

 

3,827

*

510

 

3,390

 

(922

)

2,308

 

670

 

2,978

 

255

 

1993

 

1959

 

30 Years

 

North Plainfield

 

10,509

*

500

 

13,340

 

641

 

500

 

13,981

 

14,481

 

7,632

 

1955

 

1989

 

21 - 30 Years

 

Paramus (Bergen Mall)

 

 

28,312

 

125,130

 

15,956

 

28,692

 

140,706

 

169,398

 

6,335

 

1957

 

2003

 

5 —40 Years

 

Totowa

 

28,520

*

1,097

 

5,359

 

11,132

 

1,099

 

16,489

 

17,588

 

8,853

 

1957/1999

 

1957

 

19 - 40 Years

 

Turnersville

 

3,946

*

900

 

2,132

 

129

 

900

 

2,261

 

3,161

 

1,916

 

1974

 

1974

 

23 - 40 Years

 

Union (4)

 

32,389

*

1,014

 

4,527

 

5,355

 

1,329

 

9,567

 

10,896

 

3,205

 

1962

 

1962

 

6 - 40 Years

 

Watchung (4)

 

13,068

*

451

 

2,347

 

6,866

 

4,178

 

5,486

 

9,664

 

2,037

 

1994

 

1959

 

27 - 30 Years

 

Woodbridge (4)

 

21,349

*

190

 

3,047

 

2,922

 

220

 

5,939

 

6,159

 

1,642

 

1959

 

1959

 

11 - 40 Years

 

Total New Jersey

 

351,952

 

57,851

 

245,104

 

129,550

 

70,182

 

362,323

 

432,505

 

113,342

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

New York

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Albany (Menands)

 

6,004

*

460

 

1,677

 

2,507

 

461

 

4,183

 

4,644

 

2,820

 

1965

 

1965

 

22 - 40 Years

 

Buffalo (Amherst)

 

6,766

*

402

 

2,019

 

2,230

 

636

 

4,015

 

4,651

 

3,498

 

1968

 

1968

 

13 - 40 Years

 

Freeport

 

14,291

*

1,231

 

3,273

 

2,846

 

1,231

 

6,119

 

7,350

 

3,942

 

1981

 

1981

 

15 - 40 Years

 

Inwood

 

 

12,415

 

19,096

 

97

 

12,419

 

19,189

 

31,608

 

517

 

N/A

 

2004

 

40 Years

 

New Hyde Park

 

7,213

*

 

 

4

 

 

4

 

4

 

3

 

1970

 

1976

 

6 - 10 Years

 

North Syracuse

 

 

 

 

 

 

 

 

 

1967

 

1976

 

11 - 12 Years

 

Rochester (Henrietta)

 

 

 

2,124

 

1,158

 

 

3,282

 

3,282

 

2,704

 

1971

 

1971

 

15 - 40 Years

 

Rochester (4)

 

 

443

 

2,870

 

(928

)

2,172

 

213

 

2,385

 

213

 

1966

 

1966

 

10 - 40 Years

 

Valley Stream (Green Acres Mall)

 

143,249

 

140,069

 

99,586

 

17,735

 

139,910

 

117,480

 

257,390

 

22,787

 

1956

 

1997

 

39 - 40 Years

 

715 Lexington Avenue

 

 

 

11,574

 

14,759

 

 

26,333

 

26,333

 

825

 

1923

 

2001

 

40 Years

 

14th Street and Union Square, Manhattan

 

 

12,566

 

4,044

 

62,805

 

24,080

 

55,335

 

79,415

 

2,067

 

1965/2004

 

1993

 

40 Years

 

424 6th Avenue

 

 

5,900

 

5,675

 

301

 

5,900

 

5,976

 

11,876

 

565

 

1983

 

2002

 

40 Years

 

Riese

 

 

19,135

 

7,294

 

19,390

 

25,232

 

20,587

 

45,819

 

1,922

 

1923-1987

 

1997

 

39 Years

 

Staten Island

 

20,096

 

11,446

 

21,261

 

1

 

11,446

 

21,262

 

32,708

 

1,023

 

N/A

 

2004

 

40 Years

 

25W. 14th Street

 

 

29,169

 

17,878

 

 

29,169

 

17,878

 

47,047

 

782

 

N/A

 

2004

 

40 Years

 

99-01 Queens Blvd

 

 

7,839

 

20,047

 

53

 

7,839

 

20,100

 

27,939

 

669

 

N/A

 

2004

 

40 Years

 

386 West Broadway

 

4,951

 

2,453

 

5,349

 

982

 

2,624

 

6,160

 

8,784

 

158

 

N/A

 

2004

 

40 Years

 

387 West Broadway

 

 

5,843

 

7,642

 

288

 

5,858

 

7,915

 

13,773

 

225

 

N/A

 

2004

 

40 Years

 

1135 Third Avenue

 

 

7,844

 

7,844

 

 

7,844

 

7,844

 

15,688

 

1,569

 

N/A

 

1997

 

39 Years

 

211-17 Columbus Avenue

 

 

18,907

 

7,262

 

 

18,907

 

7,262

 

26,169

 

56

 

N/A

 

2005

 

40 Years

 

692 Broadway

 

 

6,053

 

22,896

 

 

6,053

 

22,896

 

28,949

 

238

 

N/A

 

2005

 

40 Years

 

40 East 66th Street

 

 

30,942

 

17,309

 

 

30,942

 

17,309

 

48,251

 

180

 

N/A

 

2005

 

40 Years

 

 

187



 

VORNADO REALTY TRUST

AND SUBSIDIARIES

SCHEDULE III

REAL ESTATE AND ACCUMULATED DEPRECIATION

December 31, 2005

 

COLUMN A

 

COLUMN B

 

COLUMN C

 

COLUMN D

 

COLUMN E

 

COLUMN F

 

COLUMN G

 

COLUMN H

 

COLUMN I

 

 

 

 

 

Initial cost to company (1)

 

Costs
capitalized

 

Gross amount at which
carried at close of period

 

Accumulated

 

 

 

 

 

Life on which
depreciation
in latest

 

 

 

 

 

 

 

Buildings and

 

subsequent
to

 

 

 

Buildings
and

 

 

 

depreciation
and

 

Date of
construction

 

Date

 

income statement

 

Description

 

Encumbrances

 

Land

 

improvements

 

acquisition

 

Land

 

improvements

 

Total (2)

 

amortization

 

(3)

 

acquired

 

is computed

 

Bronx (Gun Hill Road)

 

 

6,428

 

11,885

 

366

 

6,427

 

12,252

 

18,679

 

149

 

N/A

 

2005

 

40 Years

 

828-850 Madison Avenue

 

80,000

 

107,923

 

28,257

 

(1

)

107,922

 

28,257

 

136,179

 

412

 

N/A

 

2005

 

40 Years

 

Hicksville (Broadway Mall)

 

94,783

 

109,687

 

42,466

 

 

109,687

 

42,466

 

152,153

 

 

N/A

 

2005

 

40 Years

 

Poughkeepsie (South Hills Mall)

 

 

12,755

 

12,047

 

685

 

12,754

 

12,733

 

25,487

 

100

 

N/A

 

2005

 

40 Years

 

Total New York

 

377,353

 

549,910

 

381,375

 

125,278

 

569,513

 

487,050

 

1,056,563

 

47,424

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Pennsylvania

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Allentown

 

22,443

*

70

 

3,446

 

11,880

 

334

 

15,062

 

15,396

 

8,279

 

1957

 

1957

 

20 - 42 Years

 

Bensalem (4)

 

6,202

*

1,198

 

3,717

 

5,553

 

2,727

 

7,741

 

10,468

 

1,514

 

1972/1999

 

1972

 

40 Years

 

Bethlehem

 

3,925

*

278

 

1,806

 

3,999

 

278

 

5,805

 

6,083

 

5,366

 

1966

 

1966

 

9 - 40 Years

 

Broomall

 

9,438

*

734

 

1,675

 

1,338

 

850

 

2,897

 

3,747

 

2,689

 

1966

 

1966

 

9 - 40 Years

 

Glenolden

 

7,079

*

850

 

1,295

 

997

 

850

 

2,292

 

3,142

 

1,452

 

1975

 

1975

 

18 - 40 Years

 

Lancaster (4)

 

 

606

 

2,312

 

649

 

3,043

 

524

 

3,567

 

373

 

1966

 

1966

 

12 - 40 Years

 

Levittown

 

3,171

*

193

 

1,231

 

131

 

183

 

1,372

 

1,555

 

1,364

 

1964

 

1964

 

7 - 40 Years

 

10th and Market Streets, Philadelphia

 

8,645

*

933

 

3,230

 

23,941

 

933

 

27,171

 

28,104

 

3,050

 

1977

 

1994

 

27 - 30 Years

 

Upper Moreland

 

6,710

*

683

 

2,497

 

271

 

683

 

2,768

 

3,451

 

2,328

 

1974

 

1974

 

15 - 40 Years

 

York

 

3,968

*

421

 

1,700

 

2,082

 

409

 

3,794

 

4,203

 

2,386

 

1970

 

1970

 

15 - 40 Years

 

Wyomissing

 

 

 

3,066

 

 

 

3,066

 

3,066

 

734

 

N/A

 

2005

 

10 - 20 Years

 

Wilkes Barre

 

 

 

301

 

 

 

301

 

301

 

50

 

N/A

 

2005

 

5 Years

 

Total Pennsylvania

 

71,581

 

5,966

 

26,276

 

50,841

 

10,290

 

72,793

 

83,083

 

29,585

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Maryland

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Baltimore (Towson)

 

10,998

*

581

 

2,756

 

679

 

581

 

3,435

 

4,016

 

2,916

 

1968

 

1968

 

13 - 40 Years

 

Glen Burnie

 

5,660

*

462

 

1,741

 

1,392

 

462

 

3,133

 

3,595

 

2,266

 

1958

 

1958

 

16 - 33 Years

 

Rockville

 

15,207

 

3,374

 

20,026

 

 

3,374

 

20,026

 

23,400

 

417

 

N/A

 

2005

 

40 Years

 

Annapolis

 

 

—-

 

9,652

 

 

 

9,652

 

9,652

 

810

 

N/A

 

2005

 

40 Years

 

Total Maryland

 

31,865

 

4,417

 

34,175

 

2,071

 

4,417

 

36,246

 

40,663

 

6,409

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

California

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Anaheim

 

 

1,093

 

1,093

 

 

1,093

 

1,093

 

2,186

 

39

 

N/A

 

2004

 

40 Years

 

Barstow

 

 

849

 

1,356

 

18

 

856

 

1,367

 

2,223

 

48

 

N/A

 

2004

 

40 Years

 

Beaumont

 

 

206

 

1,321

 

 

206

 

1,321

 

1,527

 

47

 

N/A

 

2004

 

40 Years

 

Calimesa

 

 

504

 

1,463

 

 

504

 

1,463

 

1,967

 

52

 

N/A

 

2004

 

40 Years

 

Colton

 

 

1,239

 

954

 

 

1,239

 

954

 

2,193

 

34

 

N/A

 

2004

 

40 Years

 

Colton

 

 

1,158

 

332

 

 

1,158

 

332

 

1,490

 

12

 

N/A

 

2004

 

40 Years

 

Corona

 

 

 

3,073

 

 

 

3,073

 

3,073

 

109

 

N/A

 

2004

 

40 Years

 

Costa Mesa

 

 

1,399

 

635

 

 

1,399

 

635

 

2,034

 

22

 

N/A

 

2004

 

40 Years

 

Costa Mesa

 

 

2,239

 

308

 

 

2,239

 

308

 

2,547

 

11

 

N/A

 

2004

 

40 Years

 

Desert Hot Springs

 

 

197

 

1,355

 

 

197

 

1,355

 

1,552

 

48

 

N/A

 

2004

 

40 Years

 

Fontana

 

 

518

 

1,100

 

 

518

 

1,100

 

1,618

 

39

 

N/A

 

2004

 

40 Years

 

Garden Grove

 

 

795

 

1,254

 

 

795

 

1,254

 

2,049

 

44

 

N/A

 

2004

 

40 Years

 

 

188



 

VORNADO REALTY TRUST

AND SUBSIDIARIES

SCHEDULE III

REAL ESTATE AND ACCUMULATED DEPRECIATION

December 31, 2005

 

COLUMN A

 

COLUMN B

 

COLUMN C

 

COLUMN D

 

COLUMN E

 

COLUMN F

 

COLUMN G

 

COLUMN H

 

COLUMN I

 

 

 

 

 

Initial cost to company (1)

 

Costs
capitalized

 

Gross amount at which
carried at close of period

 

Accumulated

 

 

 

 

 

Life on which
depreciation
in latest

 

 

 

 

 

 

 

Buildings and

 

subsequent
to

 

 

 

Buildings
and

 

 

 

depreciation
and

 

Date of
construction

 

Date

 

income statement

 

Description

 

Encumbrances

 

Land

 

improvements

 

acquisition

 

Land

 

improvements

 

Total (2)

 

amortization

 

(3)

 

acquired

 

is computed

 

Mojave

 

 

 

2,250

 

 

 

2,250

 

2,250

 

80

 

N/A

 

2004

 

40 Years

 

Moreno Valley

 

 

639

 

1,156

 

 

639

 

1,156

 

1,795

 

41

 

N/A

 

2004

 

40 Years

 

Ontario

 

 

713

 

1,522

 

 

713

 

1,522

 

2,235

 

54

 

N/A

 

2004

 

40 Years

 

Orange

 

 

1,487

 

1,746

 

 

1,487

 

1,746

 

3,233

 

62

 

N/A

 

2004

 

40 Years

 

Rancho Cucamonga

 

 

1,052

 

1,051

 

 

1,052

 

1,051

 

2,103

 

37

 

N/A

 

2004

 

40 Years

 

Rialto

 

 

434

 

1,173

 

 

434

 

1,173

 

1,607

 

42

 

N/A

 

2004

 

40 Years

 

Riverside

 

 

209

 

704

 

 

209

 

704

 

913

 

25

 

N/A

 

2004

 

40 Years

 

Riverside

 

 

251

 

783

 

 

251

 

783

 

1,034

 

28

 

N/A

 

2004

 

40 Years

 

San Bernadino

 

 

1,598

 

1,119

 

 

1,598

 

1,119

 

2,717

 

40

 

N/A

 

2004

 

40 Years

 

San Bernadino

 

 

1,651

 

1,810

 

 

1,651

 

1,810

 

3,461

 

64

 

N/A

 

2004

 

40 Years

 

Santa Ana

 

 

1,565

 

377

 

 

1,565

 

377

 

1,942

 

13

 

N/A

 

2004

 

40 Years

 

Westminister

 

 

1,673

 

1,192

 

 

1,673

 

1,192

 

2,865

 

42

 

N/A

 

2004

 

40 Years

 

Yucaipa

 

 

663

 

426

 

 

663

 

426

 

1,089

 

15

 

N/A

 

2004

 

40 Years

 

Total California

 

 

22,132

 

29,553

 

18

 

22,139

 

29,564

 

51,703

 

1,048

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Connecticut

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Newington (4)

 

6,321

*

502

 

1,581

 

2,046

 

2,421

 

1,708

 

4,129

 

366

 

1965

 

1965

 

9 - 40 Years

 

Waterbury

 

5,959

*

 

2,103

 

8,004

 

667

 

9,440

 

10,107

 

3,123

 

1969

 

1969

 

21 - 40 Years

 

Total Connecticut

 

12,280

 

502

 

3,684

 

10,050

 

3,088

 

11,148

 

14,236

 

3,489

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Massachusetts

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Chicopee (4)

 

 

510

 

2,031

 

(936

)

895

 

710

 

1,605

 

710

 

1969

 

1969

 

13 - 40 Years

 

Springfield (4)

 

3,017

*

505

 

1,657

 

3,379

 

2,586

 

2,955

 

5,541

 

153

 

1993

 

1966

 

28 - 30 Years

 

Total Massachusetts

 

3,017

 

1,015

 

3,688

 

2,443

 

3,481

 

3,665

 

7,146

 

863

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Virginia

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Norfolk

 

 

 

3,942

 

 

 

3,942

 

3,942

 

1,015

 

N/A

 

2005

 

14 - 19 Years

 

Total Virginia

 

 

 

3,942

 

 

 

3,942

 

3,942

 

1,015

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Michigan

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Roseville

 

 

30

 

6,370

 

 

30

 

6,370

 

6,400

 

614

 

N/A

 

2005

 

20 - 39 Years

 

Total Michigan

 

 

30

 

6,370

 

 

30

 

6,370

 

6,400

 

614

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Puerto Rico (San Juan)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Las Catalinas

 

64,589

 

15,280

 

71,754

 

(203

)

15,280

 

71,551

 

86,831

 

11,967

 

1996

 

2002

 

15 - 39 Years

 

Montehiedra

 

57,095

 

9,182

 

66,701

 

2,983

 

9,182

 

69,684

 

78,866

 

15,025

 

1996

 

1997

 

40 Years

 

Total Puerto Rico

 

121,684

 

24,462

 

138,455

 

2,780

 

24,462

 

141,235

 

165,697

 

26,992

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Other

 

 

 

 

240

 

 

240

 

240

 

 

N/A

 

 

 

 

 

Total Other

 

 

 

 

240

 

 

240

 

240

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total Retail Properties

 

969,732

 

666,285

 

872,622

 

323,271

 

707,602

 

1,154,576

 

1,862,178

 

230,781

 

 

 

 

 

 

 

 

189



 

VORNADO REALTY TRUST

AND SUBSIDIARIES

SCHEDULE III

REAL ESTATE AND ACCUMULATED DEPRECIATION

December 31, 2005

 

COLUMN A

 

COLUMN B

 

COLUMN C

 

COLUMN D

 

COLUMN E

 

COLUMN F

 

COLUMN G

 

COLUMN H

 

COLUMN I

 

 

 

 

 

Initial cost to company (1)

 

Costs
capitalized

 

Gross amount at which
carried at close of period

 

Accumulated

 

 

 

 

 

Life on which
depreciation
in latest

 

 

 

 

 

 

 

Buildings and

 

subsequent
to

 

 

 

Buildings
and

 

 

 

depreciation
and

 

Date of
construction

 

Date

 

income statement

 

Description

 

Encumbrances

 

Land

 

improvements

 

acquisition

 

Land

 

improvements

 

Total (2)

 

amortization

 

(3)

 

acquired

 

is computed

 

Merchandise Mart Properties

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Illinois

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Merchandise Mart,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Chicago

 

 

64,528

 

319,146

 

108,685

 

64,535

 

427,824

 

492,359

 

75,619

 

1930

 

1998

 

40 Years

 

350 West Mart Center,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Chicago

 

 

14,238

 

67,008

 

70,954

 

14,246

 

137,954

 

152,200

 

25,130

 

1977

 

1998

 

40 Years

 

33 North Dearborn,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Chicago

 

 

6,624

 

30,680

 

8,539

 

6,624

 

39,219

 

45,843

 

5,484

 

1967

 

2000

 

40 Years

 

527 W. Kinzie,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Chicago

 

 

5,166

 

 

 

5,166

 

 

5,166

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Washington D.C.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Washington Office Center

 

 

10,719

 

69,658

 

5,732

 

10,719

 

75,390

 

86,109

 

15,086

 

1990

 

1998

 

40 Years

 

Washington Design Center

 

46,932

 

12,274

 

40,662

 

11,267

 

12,274

 

51,929

 

64,203

 

11,625

 

1919

 

1998

 

40 Years

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

North Carolina

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Market Square Complex,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

High Point

 

104,639

 

13,038

 

102,239

 

76,089

 

15,047

 

176,319

 

191,366

 

28,395

 

1902 - 1989

 

1998

 

40 Years

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

New York

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

7 West 34th Street

 

 

34,614

 

94,167

 

23,754

 

34,614

 

117,921

 

152,535

 

12,660

 

1901

 

2000

 

7-40 Years

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Massachusetts

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Boston Design Center

 

72,000

 

 

93,915

 

144

 

 

94,059

 

94,059

 

19

 

1918

 

2005

 

40 Years

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

California

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

L.A. Mart,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Los Angeles

 

 

10,141

 

43,422

 

20,608

 

10,141

 

64,030

 

74,171

 

9,180

 

1958

 

2000

 

40 Years

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total Merchandise Mart

 

223,571

 

171,342

 

860,897

 

325,772

 

173,366

 

1,184,645

 

1,358,011

 

183,198

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Temperature Controlled Logistics:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Alabama

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Birmingham

 

2,632

 

861

 

4,376

 

294

 

874

 

4,657

 

5,531

 

1,194

 

 

 

1997

 

 

 

Montgomery

 

3,322

 

13

 

5,814

 

6,321

 

31

 

12,117

 

12,148

 

3,712

 

 

 

1997

 

 

 

Gadsden

 

9,967

 

11

 

306

 

63

 

11

 

369

 

380

 

106

 

 

 

1997

 

 

 

Albertville

 

5,010

 

540

 

6,106

 

199

 

540

 

6,305

 

6,845

 

1,385

 

 

 

1997

 

 

 

Total Alabama

 

20,931

 

1,425

 

16,602

 

6,877

 

1,456

 

23,448

 

24,904

 

6,397

 

 

 

 

 

 

 

 

190



 

VORNADO REALTY TRUST

AND SUBSIDIARIES

SCHEDULE III

REAL ESTATE AND ACCUMULATED DEPRECIATION

December 31, 2005

 

COLUMN A

 

COLUMN B

 

COLUMN C

 

COLUMN D

 

COLUMN E

 

COLUMN F

 

COLUMN G

 

COLUMN H

 

COLUMN I

 

 

 

 

 

Initial cost to company (1)

 

Costs
capitalized

 

Gross amount at which
carried at close of period

 

Accumulated

 

 

 

 

 

Life on which
depreciation
in latest

 

 

 

 

 

 

 

Buildings and

 

subsequent
to

 

 

 

Buildings
and

 

 

 

depreciation
and

 

Date of
construction

 

Date

 

income statement

 

Description

 

Encumbrances

 

Land

 

improvements

 

acquisition

 

Land

 

improvements

 

Total (2)

 

amortization

 

(3)

 

acquired

 

is computed

 

Arizona

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Phoenix

 

3,663

 

590

 

12,087

 

287

 

601

 

12,363

 

12,964

 

4,752

 

 

 

1998

 

 

 

Total Arizona

 

3,663

 

590

 

12,087

 

287

 

601

 

12,363

 

12,964

 

4,752

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Arkansas

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Fort Smith

 

1,738

 

255

 

3,957

 

252

 

255

 

4,209

 

4,464

 

905

 

 

 

1997

 

 

 

West Memphis

 

9,763

 

1,278

 

13,434

 

695

 

1,278

 

14,129

 

15,407

 

3,395

 

 

 

1997

 

 

 

Texarkana

 

9,350

 

537

 

7,922

 

201

 

568

 

8,092

 

8,660

 

3,810

 

 

 

1998

 

 

 

Russellville

 

7,953

 

906

 

13,754

 

72

 

907

 

13,825

 

14,732

 

3,992

 

 

 

1998

 

 

 

Russellville

 

13,688

 

1,522

 

14,552

 

24

 

1,522

 

14,576

 

16,098

 

4,710

 

 

 

1998

 

 

 

Springdale

 

8,627

 

864

 

16,312

 

356

 

891

 

16,641

 

17,532

 

4,320

 

 

 

1998

 

 

 

Total Arkansas

 

51,119

 

5,362

 

69,931

 

1,600

 

5,421

 

71,472

 

76,893

 

21,132

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

California

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Ontario

 

6,941

 

1,006

 

20,683

 

5,359

 

1,006

 

26,042

 

27,048

 

5,523

 

 

 

1997

 

 

 

Fullerton

 

 

94

 

565

 

581

 

144

 

1,096

 

1,240

 

117

 

 

 

1997

 

 

 

Pajaro

 

 

 

 

 

 

 

 

 

 

 

1997

 

 

 

Turlock

 

5,980

 

353

 

9,906

 

440

 

364

 

10,335

 

10,699

 

2,419

 

 

 

1997

 

 

 

Turlock

 

8,884

 

662

 

16,496

 

74

 

662

 

16,570

 

17,232

 

4,429

 

 

 

1997

 

 

 

Watsonville

 

4,442

 

1,097

 

7,415

 

124

 

1,097

 

7,539

 

8,636

 

2,051

 

 

 

1997

 

 

 

Ontario

 

3,563

 

 

 

 

 

 

—-

 

 

 

 

 

 

 

 

Total California

 

29,810

 

3,212

 

55,065

 

6,578

 

3,273

 

61,582

 

64,855

 

14,539

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Colorado

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Denver

 

2,319

 

541

 

6,164

 

1,544

 

541

 

7,708

 

8,249

 

2,913

 

 

 

1997

 

 

 

Total Colorado

 

2,319

 

541

 

6,164

 

1,544

 

541

 

7,708

 

8,249

 

2,913

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Florida

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Tampa

 

220

 

423

 

369

 

17

 

423

 

386

 

809

 

462

 

 

 

1997

 

 

 

Tampa

 

1,171

 

283

 

2,212

 

1,353

 

283

 

3,565

 

3,848

 

998

 

 

 

1997

 

 

 

Tampa

 

 

32

 

5,612

 

361

 

32

 

5,973

 

6,005

 

1,831

 

 

 

1997

 

 

 

Plant City

 

6,627

 

108

 

7,332

 

792

 

108

 

8,124

 

8,232

 

2,244

 

 

 

1997

 

 

 

Bartow

 

 

9

 

267

 

122

 

9

 

389

 

398

 

131

 

 

 

1997

 

 

 

Total Florida

 

8,018

 

855

 

15,792

 

2,645

 

855

 

18,437

 

19,292

 

5,666

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Georgia

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Atlanta

 

17,378

 

4,442

 

18,373

 

1,831

 

4,506

 

20,140

 

24,646

 

4,920

 

 

 

1997

 

 

 

Atlanta

 

28,232

 

3,490

 

38,488

 

1,353

 

3,500

 

39,831

 

43,331

 

8,771

 

 

 

1997

 

 

 

Augusta

 

2,300

 

260

 

3,307

 

1,136

 

260

 

4,443

 

4,703

 

1,350

 

 

 

1997

 

 

 

Atlanta

 

16,628

 

 

 

10,195

 

1,227

 

8,968

 

10,195

 

1,136

 

2001

 

 

 

 

 

Atlanta

 

3,169

 

700

 

3,754

 

114

 

711

 

3,857

 

4,568

 

923

 

 

 

1997

 

 

 

Montezuma

 

5,469

 

66

 

6,079

 

688

 

66

 

6,767

 

6,833

 

1,465

 

 

 

1997

 

 

 

Atlanta

 

5,223

 

2,201

 

6,767

 

7,777

 

2,201

 

14,544

 

16,745

 

4,108

 

 

 

1997

 

 

 

 

191



 

VORNADO REALTY TRUST

AND SUBSIDIARIES

SCHEDULE III

REAL ESTATE AND ACCUMULATED DEPRECIATION

December 31, 2005

 

COLUMN A

 

COLUMN B

 

COLUMN C

 

COLUMN D

 

COLUMN E

 

COLUMN F

 

COLUMN G

 

COLUMN H

 

COLUMN I

 

 

 

 

 

Initial cost to company (1)

 

Costs
capitalized

 

Gross amount at which
carried at close of period

 

Accumulated

 

 

 

 

 

Life on which
depreciation
in latest

 

 

 

 

 

 

 

Buildings and

 

subsequent
to

 

 

 

Buildings
and

 

 

 

depreciation
and

 

Date of
construction

 

Date

 

income statement

 

Description

 

Encumbrances

 

Land

 

improvements

 

acquisition

 

Land

 

improvements

 

Total (2)

 

amortization

 

(3)

 

acquired

 

is computed

 

Atlanta – Corporate Office

 

 

 

 

847

 

 

847

 

847

 

258

 

 

 

1997

 

 

 

Thomasville

 

1,929

 

763

 

21,504

 

47

 

810

 

21,504

 

22,314

 

4,596

 

 

 

1998

 

 

 

Total Georgia

 

80,328

 

11,922

 

98,272

 

23,988

 

13,281

 

120,901

 

134,182

 

27,527

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Idaho

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Burley

 

17,133

 

409

 

36,098

 

640

 

472

 

36,675

 

37,147

 

9,687

 

 

 

1997

 

 

 

Nampa

 

9,957

 

1,986

 

15,675

 

105

 

2,016

 

15,750

 

17,766

 

3,575

 

 

 

1997

 

 

 

Total Idaho

 

27,090

 

2,395

 

51,773

 

745

 

2,488

 

52,425

 

54,913

 

13,262

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Illinois

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Rochelle

 

12,008

 

2,449

 

19,315

 

2,234

 

2,449

 

21,549

 

23,998

 

6,417

 

 

 

1997

 

 

 

East Dubuque

 

10,700

 

506

 

8,792

 

8

 

506

 

8,800

 

9,306

 

3,864

 

 

 

1998

 

 

 

Total Illinois

 

22,708

 

2,955

 

28,107

 

2,242

 

2,955

 

30,349

 

33,304

 

10,281

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Indiana

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Indianapolis

 

19,677

 

2,021

 

26,569

 

2,942

 

2,254

 

29,278

 

31,532

 

6,241

 

 

 

1997

 

 

 

Total Indiana

 

19,677

 

2,021

 

26,569

 

2,942

 

2,254

 

29,278

 

31,532

 

6,241

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Iowa

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Fort Dodge

 

2,319

 

1,488

 

3,205

 

543

 

1,674

 

3,562

 

5,236

 

2,225

 

 

 

1997

 

 

 

Bettendorf

 

7,028

 

1,275

 

12,203

 

1,557

 

1,405

 

13,630

 

15,035

 

3,401

 

 

 

1997

 

 

 

Total Iowa

 

9,347

 

2,763

 

15,408

 

2,100

 

3,079

 

17,192

 

20,271

 

5,626

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Kansas

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Wichita

 

4,242

 

423

 

5,216

 

894

 

802

 

5,731

 

6,533

 

1,295

 

 

 

1997

 

 

 

Garden City

 

5,109

 

159

 

15,740

 

154

 

227

 

15,826

 

16,053

 

3,380

 

 

 

1998

 

 

 

Total Kansas

 

9,351

 

582

 

20,956

 

1,048

 

1,029

 

21,557

 

22,586

 

4,675

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Kentucky

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Sebree

 

4,868

 

42

 

10,401

 

109

 

42

 

10,510

 

10,552

 

1,706

 

 

 

1998

 

 

 

Total Kentucky

 

4,868

 

42

 

10,401

 

109

 

42

 

10,510

 

10,552

 

1,706

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Maine

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Portland

 

2,862

 

1

 

4,812

 

360

 

2

 

5,171

 

5,173

 

1,410

 

 

 

1997

 

 

 

Total Maine

 

2,862

 

1

 

4,812

 

360

 

2

 

5,171

 

5,173

 

1,410

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Massachusetts

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Gloucester

 

1,123

 

765

 

1,821

 

(2,586

)

 

 

 

 

 

 

1997

 

 

 

Gloucester

 

4,051

 

2,274

 

8,327

 

594

 

2,274

 

8,921

 

11,195

 

4,155

 

 

 

1997

 

 

 

Gloucester

 

5,955

 

1,629

 

10,541

 

1,601

 

1,629

 

12,142

 

13,771

 

2,906

 

 

 

1997

 

 

 

Gloucester

 

6,980

 

1,826

 

12,271

 

518

 

1,826

 

12,789

 

14,615

 

3,790

 

 

 

1997

 

 

 

Boston

 

3,612

 

1,464

 

7,770

 

390

 

1,476

 

8,148

 

9,624

 

3,245

 

 

 

1997

 

 

 

Total Massachusetts

 

21,721

 

7,958

 

40,730

 

517

 

7,205

 

42,000

 

49,205

 

14,096

 

 

 

 

 

 

 

 

192



 

VORNADO REALTY TRUST

AND SUBSIDIARIES

SCHEDULE III

REAL ESTATE AND ACCUMULATED DEPRECIATION

December 31, 2005

 

COLUMN A

 

COLUMN B

 

COLUMN C

 

COLUMN D

 

COLUMN E

 

COLUMN F

 

COLUMN G

 

COLUMN H

 

COLUMN I

 

 

 

 

 

Initial cost to company (1)

 

Costs
capitalized

 

Gross amount at which
carried at close of period

 

Accumulated

 

 

 

 

 

Life on which
depreciation
in latest

 

 

 

 

 

 

 

Buildings and

 

subsequent
to

 

 

 

Buildings
and

 

 

 

depreciation
and

 

Date of
construction

 

Date

 

income statement

 

Description

 

Encumbrances

 

Land

 

improvements

 

acquisition

 

Land

 

improvements

 

Total (2)

 

amortization

 

(3)

 

acquired

 

is computed

 

Missouri

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Marshall

 

7,769

 

580

 

9,839

 

308

 

611

 

10,116

 

10,727

 

2,336

 

 

 

1997

 

 

 

Cathage

 

59,429

 

1,417

 

68,698

 

18,500

 

1,677

 

86,938

 

88,615

 

23,158

 

 

 

1998

 

 

 

Total Missouri

 

67,198

 

1,997

 

78,537

 

18,808

 

2,288

 

97,054

 

99,342

 

25,494

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Mississippi

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

West Point

 

11,471

 

69

 

11,495

 

386

 

69

 

11,881

 

11,950

 

4,559

 

 

 

1998

 

 

 

Total Mississippi

 

11,471

 

69

 

11,495

 

386

 

69

 

11,881

 

11,950

 

4,559

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Nebraska

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Fremont

 

8,555

 

13

 

12,817

 

538

 

13

 

13,355

 

13,368

 

2,759

 

 

 

1998

 

 

 

Grand Island

 

 

31

 

582

 

5,391

 

76

 

5,928

 

6,004

 

1,163

 

 

 

1997

 

 

 

Total Nebraska

 

8,555

 

44

 

13,399

 

5,929

 

89

 

19,283

 

19,372

 

3,922

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

New York

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Syracuse

 

19,677

 

1,930

 

31,749

 

1,006

 

1,999

 

32,686

 

34,685

 

7,915

 

 

 

1997

 

 

 

Total New York

 

19,677

 

1,930

 

31,749

 

1,006

 

1,999

 

32,686

 

34,685

 

7,915

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

North Carolina

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Charlotte

 

1,533

 

80

 

 

(80

)

 

 

 

 

 

 

1997

 

 

 

Charlotte

 

8,536

 

1,068

 

12,296

 

1,006

 

1,223

 

13,147

 

14,370

 

3,100

 

 

 

1997

 

 

 

Tarboro

 

4,943

 

 

2,160

 

18,736

 

 

20,896

 

20,896

 

3,071

 

 

 

1997

 

 

 

Total North Carolina

 

15,012

 

1,148

 

14,456

 

19,662

 

1,223

 

34,043

 

35,266

 

6,171

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Ohio

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Massillon

 

15,954

 

 

 

11,772

 

 

11,772

 

11,772

 

1,599

 

2000

 

 

 

 

 

Total Ohio

 

15,954

 

 

 

11,772

 

 

11,772

 

11,772

 

1,599

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Oklahoma

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Oklahoma City

 

1,441

 

280

 

2,173

 

162

 

280

 

2,335

 

2,615

 

634

 

 

 

1997

 

 

 

Oklahoma City

 

1,892

 

244

 

2,450

 

279

 

263

 

2,710

 

2,973

 

639

 

 

 

1997

 

 

 

Total Oklahoma

 

3,333

 

524

 

4,623

 

441

 

543

 

5,045

 

5,588

 

1,273

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Oregon

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Hermiston

 

11,471

 

1,063

 

23,105

 

77

 

1,084

 

23,161

 

24,245

 

6,055

 

 

 

1997

 

 

 

Milwaukee

 

9,225

 

1,776

 

16,546

 

439

 

1,799

 

16,962

 

18,761

 

4,531

 

 

 

1997

 

 

 

Salem

 

15,913

 

2,721

 

27,089

 

524

 

2,854

 

27,480

 

30,334

 

6,023

 

 

 

1997

 

 

 

Woodburn

 

12,007

 

1,084

 

28,130

 

429

 

1,084

 

28,559

 

29,643

 

10,118

 

 

 

1997

 

 

 

Brooks

 

 

4

 

1,280

 

(1,284

)

 

 

 

1,670

 

 

 

1997

 

 

 

Ontario

 

 

1,031

 

21,896

 

1,596

 

1,064

 

23,459

 

24,523

 

5,867

 

 

 

1997

 

 

 

Total Oregon

 

48,616

 

7,679

 

118,046

 

1,781

 

7,885

 

119,621

 

127,506

 

34,264

 

 

 

 

 

 

 

 

193



 

VORNADO REALTY TRUST

AND SUBSIDIARIES

SCHEDULE III

REAL ESTATE AND ACCUMULATED DEPRECIATION

December 31, 2005

 

COLUMN A

 

COLUMN B

 

COLUMN C

 

COLUMN D

 

COLUMN E

 

COLUMN F

 

COLUMN G

 

COLUMN H

 

COLUMN I

 

 

 

 

 

Initial cost to company (1)

 

Costs
capitalized

 

Gross amount at which
carried at close of period

 

Accumulated

 

 

 

 

 

Life on which
depreciation
in latest

 

 

 

 

 

 

 

Buildings and

 

subsequent
to

 

 

 

Buildings
and

 

 

 

depreciation
and

 

Date of
construction

 

Date

 

income statement

 

Description

 

Encumbrances

 

Land

 

improvements

 

acquisition

 

Land

 

improvements

 

Total (2)

 

amortization

 

(3)

 

acquired

 

is computed

 

Pennsylvania

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Leesport

 

14,976

 

2,823

 

20,698

 

1,080

 

3,213

 

21,388

 

24,601

 

5,163

 

 

 

1997

 

 

 

Fogelsville

 

28,116

 

9,757

 

43,633

 

2,860

 

9,926

 

46,324

 

56,250

 

14,104

 

 

 

1997

 

 

 

Total Pennsylvania

 

43,092

 

12,580

 

64,331

 

3,940

 

13,139

 

67,712

 

80,851

 

19,267

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

South Carolina

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Columbia

 

2,862

 

360

 

4,518

 

35

 

360

 

4,553

 

4,913

 

1,095

 

 

 

1997

 

 

 

Total South Carolina

 

2,862

 

360

 

4,518

 

35

 

360

 

4,553

 

4,913

 

1,095

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

South Dakota

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Sioux Falls

 

10,507

 

59

 

14,132

 

947

 

59

 

15,079

 

15,138

 

3,080

 

 

 

1998

 

 

 

Total South Dakota

 

10,507

 

59

 

14,132

 

947

 

59

 

15,079

 

15,138

 

3,080

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Tennessee

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Memphis

 

2,198

 

80

 

 

 

80

 

 

80

 

 

 

 

1997

 

 

 

Memphis

 

7,309

 

699

 

11,484

 

854

 

1,111

 

11,926

 

13,037

 

2,848

 

 

 

1997

 

 

 

Murfreesboro

 

7,871

 

937

 

12,568

 

4,726

 

947

 

17,284

 

18,231

 

3,818

 

 

 

1997

 

 

 

Total Tennessee

 

17,378

 

1,716

 

24,052

 

5,580

 

2,138

 

29,210

 

31,348

 

6,666

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Texas

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Amarillo

 

13,929

 

106

 

18,549

 

548

 

127

 

19,076

 

19,203

 

5,141

 

 

 

1998

 

 

 

Ft. Worth

 

9,229

 

 

208

 

9,458

 

2,239

 

7,427

 

9,666

 

1,202

 

 

 

1998

 

 

 

Total Texas

 

23,158

 

106

 

18,757

 

10,006

 

2,366

 

26,503

 

28,869

 

6,343

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Utah

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Clearfield

 

13,570

 

1,348

 

24,605

 

616

 

1,348

 

25,221

 

26,569

 

5,420

 

 

 

1997

 

 

 

Total Utah

 

13,570

 

1,348

 

24,605

 

616

 

1,348

 

25,221

 

26,569

 

5,420

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Virginia

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Norfolk

 

4,140

 

1,033

 

5,731

 

446

 

1,033

 

6,177

 

7,210

 

1,363

 

 

 

1997

 

 

 

Strasburg

 

9,110

 

 

 

16,949

 

1,204

 

15,745

 

16,949

 

2,560

 

 

 

1999

 

 

 

Total Virginia

 

13,250

 

1,033

 

5,731

 

17,395

 

2,237

 

21,922

 

24,159

 

3,923

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Washington

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Burlington

 

7,712

 

756

 

13,092

 

248

 

756

 

13,340

 

14,096

 

1,765

 

 

 

1997

 

 

 

Moses Lake

 

16,694

 

659

 

32,910

 

256

 

659

 

33,166

 

33,825

 

6,049

 

 

 

1997

 

 

 

Walla Walla

 

4,881

 

954

 

10,992

 

(220)

 

712

 

11,014

 

11,726

 

3,958

 

 

 

1997

 

 

 

Connell

 

11,178

 

357

 

20,825

 

191

 

357

 

21,016

 

21,373

 

3,831

 

 

 

1997

 

 

 

Wallula

 

3,319

 

125

 

7,705

 

129

 

125

 

7,834

 

7,959

 

2,403

 

 

 

1997

 

 

 

Pasco

 

 

9

 

690

 

9,263

 

9

 

9,953

 

9,962

 

1,695

 

 

 

1997

 

 

 

Total Washington

 

43,784

 

2,860

 

86,214

 

9,867

 

2,618

 

96,323

 

98,941

 

19,701

 

 

 

 

 

 

 

 

194



 

VORNADO REALTY TRUST

AND SUBSIDIARIES

SCHEDULE III

REAL ESTATE AND ACCUMULATED DEPRECIATION

December 31, 2005

 

COLUMN A

 

COLUMN B

 

COLUMN C

 

COLUMN D

 

COLUMN E

 

COLUMN F

 

COLUMN G

 

COLUMN H

 

COLUMN I

 

 

 

 

 

Initial cost to company (1)

 

Costs
capitalized

 

Gross amount at which
carried at close of period

 

Accumulated

 

 

 

 

 

Life on which
depreciation
in latest

 

 

 

 

 

 

 

 

 

subsequent

 

 

 

Buildings

 

 

 

depreciation

 

Date of

 

 

 

income

 

 

 

 

 

 

 

Buildings and

 

to

 

 

 

and

 

 

 

and

 

construction

 

Date

 

statement

 

Description

 

Encumbrances

 

Land

 

improvements

 

acquisition

 

Land

 

improvements

 

Total (2)

 

amortization

 

(3)

 

acquired

 

is computed

 

Wisconsin

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Tomah

 

9,558

 

219

 

16,990

 

104

 

220

 

17,093

 

17,313

 

3,861

 

 

 

1997

 

 

 

Babcock

 

10,941

 

 

 

5,875

 

341

 

5,534

 

5,875

 

973

 

 

 

1999

 

 

 

Plover

 

23,333

 

865

 

44,544

 

794

 

919

 

45,284

 

46,203

 

9,184

 

 

 

1997

 

 

 

Total Wisconsin

 

43,832

 

1,084

 

61,534

 

6,773

 

1,480

 

67,911

 

69,391

 

14,018

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total Temperature Controlled Logistics

 

715,061

 

77,161

 

1,048,848

 

168,526

 

84,323

 

1,210,212

 

1,294,535

 

304,933

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Warehouse/Industrial

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

New Jersey

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

East Hanover

 

26,340

 

576

 

7,752

 

7,645

 

691

 

15,282

 

15,973

 

13,781

 

1963 - 1967

 

1963

 

7 - 40 Years

 

Edison

 

5,258

 

705

 

2,839

 

1,610

 

704

 

4,450

 

5,154

 

3,490

 

1954

 

1982

 

12 - 25 Years

 

Garfield

 

8,174

 

96

 

8,068

 

8,200

 

45

 

16,319

 

16,364

 

13,366

 

1942

 

1959

 

11 - 33 Years

 

Total Warehouse/Industrial

 

39,772

 

1,377

 

18,659

 

17,455

 

1,440

 

36,051

 

37,491

 

30,637

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Other Properties

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Hotel Pennsylvania

 

 

29,904

 

121,712

 

21,294

 

29,904

 

143,006

 

172,910

 

33,298

 

1919

 

1997

 

39 Years

 

40 East 66th Residential

 

 

73,312

 

41,685

 

23,831

 

88,221

 

50,607

 

138,828

 

518

 

 

 

2005

 

 

 

220 Central Park South

 

90,732

 

78,900

 

53,240

 

6,057

 

78,900

 

59,297

 

138,197

 

500

 

 

 

2005

 

 

 

Other

 

9,933

 

28,052

 

 

15,256

 

28,052

 

15,256

 

43,308

 

 

 

 

 

 

 

 

Total Other Properties

 

100,665

 

210,168

 

216,637

 

66,438

 

225,077

 

268,166

 

493,243

 

34,316

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Leasehold Improvements

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Equipment and Other

 

50

 

12,978

 

2,414

 

328,424

 

12,978

 

330,838

 

343,816

 

173,904

 

 

 

 

 

3 - 20 Years

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

TOTAL

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

DECEMBER 31, 2005

 

$

4,806,168

 

$

2,290,697

 

$

7,144,259

 

$

2,013,610

 

$

2,354,369

 

$

9,094,197

 

$

11,448,566

 

$

1,672,548

 

 

 

 

 

 

 

 


*  These encumbrances are cross-collateralized under a blanket mortgage in the amount of $469,842 as of December 31, 2005.

 

Notes:

(1)   Initial cost is cost as of January 30, 1982 (the date on which Vornado commenced real estate operations) unless acquired subsequent to that date — see Column H.

(2)   The net basis of the company’s assets and liabilities for tax purposes is approximately $3,139,148,000 lower than the amount reported for financial statement purposes.

(3)   Date of original construction — many properties have had substantial renovation or additional construction — see Column D.

(4)   Buildings on these properties were demolished.  As a result, the cost of the buildings and improvements, net of accumulated depreciation, were either transferred to land or written-off.

 

195



 

VORNADO REALTY TRUST

AND SUBSIDIARIES

 

SCHEDULE III

REAL ESTATE AND ACCUMULATED DEPRECIATION

(AMOUNTS IN THOUSANDS)

 

The following is a reconciliation of real estate assets and accumulated depreciation:

 

 

 

YEAR ENDED DECEMBER 31,

 

 

 

2005

 

2004

 

2003

 

Real Estate

 

 

 

 

 

 

 

Balance at beginning of period

 

$

9,756,241

 

$

7,667,358

 

$

7,255,051

 

Consolidation of investment in Americold

 

 

1,535,344

 

 

Additions during the period:

 

 

 

 

 

 

 

Land

 

589,148

 

100,558

 

69,819

 

Buildings & improvements

 

1,103,363

 

510,548

 

419,746

 

 

 

11,448,752

 

9,813,808

 

7,744,616

 

Less: Assets sold and written-off

 

186

 

57,567

 

77,258

 

Balance at end of period

 

$

11,448,566

 

$

9,756,241

 

$

7,667,358

 

 

 

 

 

 

 

 

 

Accumulated Depreciation

 

 

 

 

 

 

 

Balance at beginning of period

 

$

1,407,644

 

$

869,440

 

$

702,686

 

Consolidation of investment in Americold

 

 

353,119

 

 

Additions charged to operating expenses

 

296,633

 

207,086

 

183,893

 

Additions due to acquisitions

 

 

 

855

 

 

 

1,704,277

 

1,429,645

 

887,434

 

 

 

 

 

 

 

 

 

Less: Accumulated depreciation on assets sold and written-off

 

31,729

 

22,001

 

17,994

 

Balance at end of period

 

$

1,672,548

 

$

1,407,644

 

$

869,440

 

 

196



 

EXHIBIT INDEX

 

Exhibit
No.

 

 

 

3.1

-

Amended and Restated Declaration of Trust of Vornado Realty Trust, as filed with the State Department of Assessments and Taxation of Maryland on April 16, 1993 - Incorporated by reference to Exhibit 3(a) to Vornado Realty Trust’s Registration Statement on Form S-4/A (File No. 33-60286), filed on April 15, 1993

*

 

 

 

 

3.2

-

Articles of Amendment of Declaration of Trust of Vornado Realty Trust, as filed with the State Department of Assessments and Taxation of Maryland on May 23, 1996 – Incorporated by reference to Exhibit 3.2 to Vornado Realty Trust’s Annual Report on Form 10-K for the year ended December 31, 2001 (File No. 001-11954), filed on March 11, 2002

*

 

 

 

 

3.3

-

Articles of Amendment of Declaration of Trust of Vornado Realty Trust, as filed with the State Department of Assessments and Taxation of Maryland on April 3, 1997 – Incorporated by reference to Exhibit 3.3 to Vornado Realty Trust’s Annual Report on Form 10-K for the year ended December 31, 2001 (File No. 001-11954), filed on March 11, 2002

*

 

 

 

 

3.4

-

Articles of Amendment of Declaration of Trust of Vornado Realty Trust, as filed with the State Department of Assessments and Taxation of Maryland on October 14, 1997 - Incorporated by reference to Exhibit 3.2 to Vornado Realty Trust’s Registration Statement on Form S-3 (File No. 333-36080), filed on May 2, 2000

*

 

 

 

 

3.5

-

Articles of Amendment of Declaration of Trust of Vornado Realty Trust, as filed with the State Department of Assessments and Taxation of Maryland on April 22, 1998 - Incorporated by reference to Exhibit 3.5 to Vornado Realty Trust’s Quarterly Report on Form 10-Q for the quarter ended March 31, 2003 (File No. 001-11954), filed on May 8, 2003

*

 

 

 

 

3.6

-

Articles of Amendment of Declaration of Trust of Vornado Realty Trust, as filed with the State Department of Assessments and Taxation of Maryland on November 24, 1999 - Incorporated by reference to Exhibit 3.4 to Vornado Realty Trust’s Registration Statement on Form S-3 (File No. 333-36080), filed on May 2, 2000

*

 

 

 

 

3.7

-

Articles of Amendment of Declaration of Trust of Vornado Realty Trust, as filed with the State Department of Assessments and Taxation of Maryland on April 20, 2000 - Incorporated by reference to Exhibit 3.5 to Vornado Realty Trust’s Registration Statement on Form S-3 (File No. 333-36080), filed on May 2, 2000

*

 

 

 

 

3.8

-

Articles of Amendment of Declaration of Trust of Vornado Realty Trust, as filed with the State Department of Assessments and Taxation of Maryland on September 14, 2000 - Incorporated by reference to Exhibit 4.6 to Vornado Realty Trust’s Registration Statement on Form S-8 (File No. 333-68462), filed on August 27, 2001

*

 

 

 

 

3.9

-

Articles of Amendment of Declaration of Trust of Vornado Realty Trust, dated May 31, 2002, as filed with the State Department of Assessments and Taxation of Maryland on June 13, 2002 - Incorporated by reference to Exhibit 3.9 to Vornado Realty Trust’s Quarterly Report on Form 10-Q for the quarter ended June 30, 2002 (File No. 001-11954), filed on August 7, 2002

*

 

 

 

 

3.10

-

Articles of Amendment of Declaration of Trust of Vornado Realty Trust, dated June 6, 2002, as filed with the State Department of Assessments and Taxation of Maryland on June 13, 2002 - Incorporated by reference to Exhibit 3.10 to Vornado Realty Trust’s Quarterly Report on Form 10-Q for the quarter ended June 30, 2002 (File No. 001-11954), filed on August 7, 2002

*

 


*              Incorporated by reference.

 

197



 

3.11

-

Articles of Amendment of Declaration of Trust of Vornado Realty Trust, dated December 16, 2004, as filed with the State Department of Assessments and Taxation of Maryland on December 16, 2004 – Incorporated by reference to Exhibit 3.1 to Vornado Realty Trust’s Current Report on Form 8-K (File No. 001-11954), filed on December 21, 2004

*

 

 

 

 

3.12

-

Articles Supplementary Classifying Vornado Realty Trust’s $3.25 Series A Convertible Preferred Shares of Beneficial Interest, liquidation preference $50.00 per share - Incorporated by reference to Exhibit 3.11 to Vornado Realty Trust’s Quarterly Report on Form 10-Q for the quarter ended March 31, 2003 (File No. 001-11954), filed on May 8, 2003

*

 

 

 

 

3.13

-

Articles Supplementary Classifying Vornado Realty Trust’s $3.25 Series A Convertible Preferred Shares of Beneficial Interest, liquidation preference $25.00 per share, as filed with the State Department of Assessments and Taxation of Maryland on December 15, 1997- Incorporated by reference to Exhibit 3.10 to Vornado Realty Trust’s Annual Report on Form 10-K for the year ended December 31, 2001 (File No. 001-11954), filed on March 11, 2002

*

 

 

 

 

3.14

-

Articles Supplementary Classifying Vornado Realty Trust’s Series D-6 8.25% Cumulative Redeemable Preferred Shares, liquidation preference $25.00 per share, as filed with the State Department of Assessments and Taxation of Maryland on May 1, 2000 - Incorporated by reference to Exhibit 3.1 to Vornado Realty Trust’s Current Report on Form 8-K (File No. 001-11954), filed May 19, 2000

*

 

 

 

 

3.15

-

Articles Supplementary Classifying Vornado Realty Trust’s Series D-8 8.25% Cumulative Redeemable Preferred Shares, liquidation preference $25.00 per share - Incorporated by reference to Exhibit 3.1 to Vornado Realty Trust’s Current Report on Form 8-K (File No. 001-11954), filed on December 28, 2000

*

 

 

 

 

3.16

-

Articles Supplementary Classifying Vornado Realty Trust’s Series D-9 8.75% Preferred Shares, liquidation preference $25.00 per share, as filed with the State Department of Assessments and Taxation of Maryland on September 25, 2001 – Incorporated by reference to Exhibit 3.1 to Vornado Realty Trust’s Current Report on Form 8-K (File No. 001-11954), filed on October 12, 2001

*

 

 

 

 

3.17

-

Articles Supplementary Classifying Vornado Realty Trust’s Series D-10 7.00% Cumulative Redeemable Preferred Shares, liquidation preference $25.00 per share, as filed with the State Department of Assessments and Taxation of Maryland on November 17, 2003 – Incorporated by reference to Exhibit 3.1 to Vornado Realty Trust’s Current Report on Form 8-K (File No. 001-11954), filed on November 18, 2003

*

 

 

 

 

3.18

-

Articles Supplementary Classifying Vornado Realty Trust’s Series D-11 7.20% Cumulative Redeemable Preferred Shares, liquidation preference $25.00 per share, as filed with the State Department of Assessments and Taxation of Maryland on May 27, 2004 - Incorporated by reference to Exhibit 99.1 to Vornado Realty Trust’s Current Report on Form 8-K (File No. 001-11954), filed on June 14, 2004

*

 

 

 

 

3.19

-

Articles Supplementary Classifying Vornado Realty Trust’s 7.00% Series E Cumulative Redeemable Preferred Shares of Beneficial Interest, liquidation preference $25.00 per share - Incorporated by reference to Exhibit 3.27 to Vornado Realty Trust’s Registration Statement on Form 8-A (File No. 001-11954), filed on August 20, 2004

*

 

 

 

 

3.20

-

Articles Supplementary Classifying Vornado Realty Trust’s 6.75% Series F Cumulative Redeemable Preferred Shares of Beneficial Interest, liquidation preference $25.00 per share - Incorporated by reference to Exhibit 3.28 to Vornado Realty Trust’s Registration Statement on Form 8-A (File No. 001-11954), filed on November 17, 2004

*

 


*              Incorporated by reference.

 

198



 

3.21

-

Articles Supplementary Classifying Vornado Realty Trust’s 6.55% Series D-12 Cumulative Redeemable Preferred Shares of Beneficial Interest, liquidation preference $25.00 per share - Incorporated by reference to Exhibit 3.2 to Vornado Realty Trust’s Current Report on Form 8-K (File No. 001-11954), filed on December 21, 2004

*

 

 

 

 

3.22

-

Articles Supplementary Classifying Vornado Realty Trust’s 6.625% Series G Cumulative Redeemable Preferred Shares of Beneficial Interest, liquidation preference $25.00 per share - Incorporated by reference to Exhibit 3.3 to Vornado Realty Trust’s Current Report on Form 8-K (File No. 001-11954), filed on December 21, 2004

*

 

 

 

 

3.23

-

Articles Supplementary Classifying Vornado Realty Trust’s 6.750% Series H Cumulative Redeemable Preferred Shares of Beneficial Interest, liquidation preference $25.00 per share, no par value – Incorporated by reference to Exhibit 3.32 to Vornado Realty Trust’s Registration Statement on Form 8-A (File No. 001-11954), filed on June 16, 2005

*

 

 

 

 

3.24

-

Articles Supplementary Classifying Vornado Realty Trust’s 6.625% Series I Cumulative Redeemable Preferred Shares of Beneficial Interest, liquidation preference $25.00 per share, no par value – Incorporated by reference to Exhibit 3.33 to Vornado Realty Trust’s Registration Statement on Form 8-A (File No. 001-11954), filed on August 30, 2005

*

 

 

 

 

3.25

-

Articles Supplementary Classifying Vornado Realty Trust’s Series D-14 6.75% Cumulative Redeemable Preferred Shares of Beneficial Interest, liquidation preference $25.00 per share - Incorporated by reference to Exhibit 3.1 to Vornado Realty Trust’s Current Report on Form 8-K (File No. 001-11954), filed on September 14, 2005

*

 

 

 

 

3.26

-

Amended and Restated Bylaws of Vornado Realty Trust, as amended on March 2, 2000 - Incorporated by reference to Exhibit 3.12 to Vornado Realty Trust’s Annual Report on Form 10-K for the year ended December 31, 1999 (File No. 001-11954), filed on March 9, 2000

*

 

 

 

 

3.27

-

Second Amended and Restated Agreement of Limited Partnership of Vornado Realty L.P., dated as of October 20, 1997 (the “Partnership Agreement”) – Incorporated by reference to Exhibit 3.26 to Vornado Realty Trust’s Quarterly Report on Form 10-Q for the quarter ended March 31, 2003 (File No. 001-11954), filed on May 8, 2003

*

 

 

 

 

3.28

-

Amendment to the Partnership Agreement, dated as of December 16, 1997 – Incorporated by reference to Exhibit 3.27 to Vornado Realty Trust’s Quarterly Report on Form 10-Q for the quarter ended March 31, 2003 (File No. 001-11954), filed on May 8, 2003

*

 

 

 

 

3.29

-

Second Amendment to the Partnership Agreement, dated as of April 1, 1998 – Incorporated by reference to Exhibit 3.5 to Vornado Realty Trust’s Registration Statement on Form S-3 (File No. 333-50095), filed on April 14, 1998

*

 

 

 

 

3.30

-

Third Amendment to the Partnership Agreement, dated as of November 12, 1998 - Incorporated by reference to Exhibit 3.2 to Vornado Realty Trust’s Current Report on Form 8-K (File No. 001-11954), filed on November 30, 1998

*

 

 

 

 

3.31

-

Fourth Amendment to the Partnership Agreement, dated as of November 30, 1998 - Incorporated by reference to Exhibit 3.1 to Vornado Realty Trust’s Current Report on Form 8-K (File No. 001-11954), filed on February 9, 1999

*

 

 

 

 

3.32

-

Fifth Amendment to the Partnership Agreement, dated as of March 3, 1999 - Incorporated by reference to Exhibit 3.1 to Vornado Realty Trust’s Current Report on Form 8-K (File No. 001-11954), filed on March 17, 1999

*

 


*              Incorporated by reference.

 

199



 

3.33

-

Sixth Amendment to the Partnership Agreement, dated as of March 17, 1999 - Incorporated by reference to Exhibit 3.2 to Vornado Realty Trust’s Current Report on Form 8-K (File No. 001-11954), filed on July 7, 1999

*

 

 

 

 

3.34

-

Seventh Amendment to the Partnership Agreement, dated as of May 20, 1999 - Incorporated by reference to Exhibit 3.3 to Vornado Realty Trust’s Current Report on Form 8-K (File No. 001-11954), filed on July 7, 1999

*

 

 

 

 

3.35

-

Eighth Amendment to the Partnership Agreement, dated as of May 27, 1999 - Incorporated by reference to Exhibit 3.4 to Vornado Realty Trust’s Current Report on Form 8-K (File No. 001-11954), filed on July 7, 1999

*

 

 

 

 

3.36

-

Ninth Amendment to the Partnership Agreement, dated as of September 3, 1999 - Incorporated by reference to Exhibit 3.3 to Vornado Realty Trust’s Current Report on Form 8-K (File No. 001-11954), filed on October 25, 1999

*

 

 

 

 

3.37

-

Tenth Amendment to the Partnership Agreement, dated as of September 3, 1999 - Incorporated by reference to Exhibit 3.4 to Vornado Realty Trust’s Current Report on Form 8-K (File No. 001-11954), filed on October 25, 1999

*

 

 

 

 

3.38

-

Eleventh Amendment to the Partnership Agreement, dated as of November 24, 1999 - Incorporated by reference to Exhibit 3.2 to Vornado Realty Trust’s Current Report on Form 8-K (File No. 001-11954), filed on December 23, 1999

*

 

 

 

 

3.39

-

Twelfth Amendment to the Partnership Agreement, dated as of May 1, 2000 - Incorporated by reference to Exhibit 3.2 to Vornado Realty Trust’s Current Report on Form 8-K (File No. 001-11954), filed on May 19, 2000

*

 

 

 

 

3.40

-

Thirteenth Amendment to the Partnership Agreement, dated as of May 25, 2000 - Incorporated by reference to Exhibit 3.2 to Vornado Realty Trust’s Current Report on Form 8-K (File No. 001-11954), filed on June 16, 2000

*

 

 

 

 

3.41

-

Fourteenth Amendment to the Partnership Agreement, dated as of December 8, 2000 - Incorporated by reference to Exhibit 3.2 to Vornado Realty Trust’s Current Report on Form 8-K (File No. 001-11954), filed on December 28, 2000

*

 

 

 

 

3.42

-

Fifteenth Amendment to the Partnership Agreement, dated as of December 15, 2000 - Incorporated by reference to Exhibit 4.35 to Vornado Realty Trust’s Registration Statement on Form S-8 (File No. 333-68462), filed on August 27, 2001

*

 

 

 

 

3.43

-

Sixteenth Amendment to the Partnership Agreement, dated as of July 25, 2001 - Incorporated by reference to Exhibit 3.3 to Vornado Realty Trust’s Current Report on Form 8-K (File No. 001-11954), filed on October 12, 2001

*

 

 

 

 

3.44

-

Seventeenth Amendment to the Partnership Agreement, dated as of September 21, 2001 - Incorporated by reference to Exhibit 3.4 to Vornado Realty Trust’s Current Report on Form 8-K (File No. 001-11954), filed on October 12, 2001

*

 

 

 

 

3.45

-

Eighteenth Amendment to the Partnership Agreement, dated as of January 1, 2002 - Incorporated by reference to Exhibit 3.1 to Vornado Realty Trust’s Current Report on Form 8-K/A (File No. 001-11954), filed on March 18, 2002

*

 

 

 

 

3.46

-

Nineteenth Amendment to the Partnership Agreement, dated as of July 1, 2002 - Incorporated by reference to Exhibit 3.47 to Vornado Realty Trust’s Quarterly Report on Form 10-Q for the quarter ended June 30, 2002 (File No. 001-11954), filed on August 7, 2002

*

 


*              Incorporated by reference.

 

200



 

3.47

-

Twentieth Amendment to the Partnership Agreement, dated April 9, 2003 - Incorporated by reference to Exhibit 3.46 to Vornado Realty Trust’s Quarterly Report on Form 10-Q for the quarter ended March 31, 2003 (File No. 001-11954), filed on May 8, 2003

*

 

 

 

 

3.48

-

Twenty-First Amendment to the Partnership Agreement, dated as of July 31, 2003 - Incorporated by reference to Exhibit 3.47 to Vornado Realty Trust’s Quarterly Report on Form 10-Q for the quarter ended September 30, 2003 (File No. 001-11954), filed on November 7, 2003

*

 

 

 

 

3.49

-

Twenty-Second Amendment to the Partnership Agreement, dated as of November 17, 2003 – Incorporated by reference to Exhibit 3.49 to Vornado Realty Trust’s Annual Report on Form 10-K for the year ended December 31, 2003 (File No. 001-11954), filed on March 3, 2004

*

 

 

 

 

3.50

-

Twenty-Third Amendment to the Partnership Agreement, dated May 27, 2004 – Incorporated by reference to Exhibit 99.2 to Vornado Realty Trust’s Current Report on Form 8-K (File No. 001-11954), filed on June 14, 2004

*

 

 

 

 

3.51

-

Twenty-Fourth Amendment to the Partnership Agreement, dated August 17, 2004 – Incorporated by reference to Exhibit 3.57 to Vornado Realty Trust and Vornado Realty L.P.’s Registration Statement on Form S-3 (File No. 333-122306), filed on January 26, 2005

*

 

 

 

 

3.52

-

Twenty-Fifth Amendment to the Partnership Agreement, dated November 17, 2004 – Incorporated by reference to Exhibit 3.58 to Vornado Realty Trust and Vornado Realty L.P.’s Registration Statement on Form S-3 (File No. 333-122306), filed on January 26, 2005

*

 

 

 

 

3.53

-

Twenty-Sixth Amendment to the Partnership Agreement, dated December 17, 2004 – Incorporated by reference to Exhibit 3.1 to Vornado Realty L.P.’s Current Report on Form 8-K (File No. 000-22685), filed on December 21, 2004

*

 

 

 

 

3.54

-

Twenty-Seventh Amendment to the Partnership Agreement, dated December 20, 2004 – Incorporated by reference to Exhibit 3.2 to Vornado Realty L.P.’s Current Report on Form 8-K (File No. 000-22685), filed on December 21, 2004

*

 

 

 

 

3.55

-

Twenty-Eighth Amendment to the Partnership Agreement, dated December 30, 2004 - Incorporated by reference to Exhibit 3.1 to Vornado Realty L.P.’s Current Report on Form 8-K (File No. 000-22685), filed on January 4, 2005

*

 

 

 

 

3.56

-

Twenty-Ninth Amendment to the Partnership Agreement, dated June 17, 2005 - Incorporated by reference to Exhibit 3.1 to Vornado Realty L.P.’s Current Report on Form 8-K (File No. 000-22685), filed on June 21, 2005

*

 

 

 

 

3.57

-

Thirtieth Amendment to the Partnership Agreement, dated August 31, 2005 - Incorporated by reference to Exhibit 3.1 to Vornado Realty L.P.’s Current Report on Form 8-K (File No. 000-22685), filed on September 1, 2005

*

 

 

 

 

3.58

-

Thirty-First Amendment to the Partnership Agreement, dated September 9, 2005 - Incorporated by reference to Exhibit 3.1 to Vornado Realty L.P.’s Current Report on Form 8-K (File No. 000-22685), filed on September 14, 2005

*

 

 

 

 

4.1

-

Indenture and Servicing Agreement, dated as of March 1, 2000, among Vornado Finance LLC, LaSalle Bank National Association, ABN Amro Bank N.V. and Midland Loan Services, Inc. - Incorporated by reference to Exhibit 10.48 to Vornado Realty Trust’s Annual Report on Form 10-K for the year ended December 31, 1999 (File No. 001-11954), filed on March 9, 2000

*

 


*              Incorporated by reference.

 

201



 

4.2

-

Indenture, dated as of June 24, 2002, between Vornado Realty L.P. and The Bank of New York, as Trustee - Incorporated by reference to Exhibit 4.1 to Vornado Realty L.P.’s Current Report on Form 8-K (File No. 000-22685), filed on June 24, 2002

*

 

 

 

 

4.3

-

Indenture, dated as of November 25, 2003, between Vornado Realty L.P. and The Bank of New York, as Trustee - Incorporated by reference to Exhibit 4.10 to Vornado Realty Trust’s Quarterly Report on Form 10-Q for the quarter ended March 31, 2005 (File No. 001-11954), filed on April 28, 2005

*

 

 

 

 

 

 

Certain instruments defining the rights of holders of long-term debt securities of Vornado Realty Trust and its subsidiaries are omitted pursuant to Item 601(b)(4)(iii) of Regulation S-K. Vornado Realty Trust hereby undertakes to furnish to the Securities and Exchange Commission, upon request, copies of any such instruments.

 

 

 

 

 

10.1**

-

Vornado Realty Trust’s 1993 Omnibus Share Plan - Incorporated by reference to Exhibit 4.1 to Vornado Realty Trust’s Registration Statement on Form S-8 (File No. 331-09159), filed on July 30, 1996

*

 

 

 

 

10.2**

-

Vornado Realty Trust’s 1993 Omnibus Share Plan, as amended - Incorporated by reference to Exhibit 4.1 to Vornado Realty Trust’s Registration Statement on Form S-8 (File No. 333-29011), filed on June 12, 1997

*

 

 

 

 

10.3

-

Master Agreement and Guaranty, between Vornado, Inc. and Bradlees New Jersey, Inc. dated as of May 1, 1992 - Incorporated by reference to Vornado, Inc.’s Quarterly Report on Form 10-Q for the quarter ended March 31, 1992 (File No. 001-11954), filed May 8, 1992

*

 

 

 

 

10.4**

-

Employment Agreement between Vornado Realty Trust and Joseph Macnow dated January 1, 2001, as Amended — Incorporated by reference to Exhibit 10.4 to Vornado Realty Trust’s Quarterly Report on Form 10-Q for the quarter ended September 30, 2005 (File No. 001-11954), filed on November 1, 2005

*

 

 

 

 

10.5**

-

Employment Agreement between Vornado Realty Trust and Michael D. Fascitelli, dated December 2, 1996 - Incorporated by reference to Exhibit 10(C)(3) to Vornado Realty Trust’s Annual Report on Form 10-K for the year ended December 31, 1996 (File No. 001-11954), filed March 13, 1997

*

 

 

 

 

10.6

-

Registration Rights Agreement between Vornado, Inc. and Steven Roth, dated December 29, 1992 - Incorporated by reference to Vornado Realty Trust’s Annual Report on Form 10-K for the year ended December 31, 1992 (File No. 001-11954), filed February 16, 1993

*

 

 

 

 

10.7

-

Stock Pledge Agreement between Vornado, Inc. and Steven Roth dated December 29, 1992 - Incorporated by reference to Vornado, Inc.’s Annual Report on Form 10-K for the year ended December 31, 1992 (File No. 001-11954), filed February 16, 1993

*

 

 

 

 

10.8

-

Management Agreement between Interstate Properties and Vornado, Inc. dated July 13, 1992 - Incorporated by reference to Vornado, Inc.’s Annual Report on Form 10-K for the year ended December 31, 1992 (File No. 001-11954), filed February 16, 1993

*

 

 

 

 

10.9

-

Real Estate Retention Agreement between Vornado, Inc., Keen Realty Consultants, Inc. and Alexander’s, Inc., dated as of July 20, 1992 - Incorporated by reference to Vornado, Inc.’s Annual Report on Form 10-K for the year ended December 31, 1992 (File No. 001-11954), filed February 16, 1993

*

 


*              Incorporated by reference.

**           Management contract or compensatory agreement.

 

202



 

10.10

-

Amendment to Real Estate Retention Agreement between Vornado, Inc., Keen Realty Consultants, Inc. and Alexander’s Inc., dated February 6, 1995 - Incorporated by reference to Exhibit 10(F)(2) to Vornado Realty Trust’s Annual Report on Form 10-K for the year ended December 31, 1994 (File No. 001-11954), filed March 23, 1995

*

 

 

 

 

10.11

-

Stipulation between Keen Realty Consultants Inc. and Vornado Realty Trust re: Alexander’s Retention Agreement - Incorporated by reference to Exhibit 10(F)(2) to Vornado Realty Trust’s Annual Report on Form 10-K for the year ended December 31, 1993 (File No. 001-11954), filed March 24, 1994

*

 

 

 

 

10.12

-

Management and Development Agreement among Alexander’s Inc. and Vornado Realty Trust, dated as of February 6, 1995 - Incorporated by reference to Exhibit 99.1 to Vornado Realty Trust’s Current Report on Form 8-K (File No. 001-11954), filed February 21, 1995

*

 

 

 

 

10.13**

-

Employment Agreement, dated as of April 15, 1997, by and among Vornado Realty Trust, The Mendik Company, L.P. and David R. Greenbaum - Incorporated by reference to Exhibit 10.4 to Vornado Realty Trust’s Current Report on Form 8-K (File No. 001-11954), filed on April 30, 1997

*

 

 

 

 

10.14

-

Consolidated and Restated Mortgage, Security Agreement, Assignment of Leases and Rents and Fixture Filing, dated as of March 1, 2000, between Entities named therein (as Mortgagors) and Vornado (as Mortgagee) - Incorporated by reference to Exhibit 10.47 to Vornado Realty Trust’s Annual Report on Form 10-K for the year ended December 31, 1999 (File No. 001-11954), filed on March 9, 2000

*

 

 

 

 

10.15**

-

Promissory Note from Steven Roth to Vornado Realty Trust, dated December 23, 2005

 

 

 

 

 

10.16**

-

Letter agreement, dated November 16, 1999, between Steven Roth and Vornado Realty Trust - Incorporated by reference to Exhibit 10.51 to Vornado Realty Trust’s Annual Report on Form 10-K for the year ended December 31, 1999 (File No. 001-11954), filed on March 9, 2000

*

 

 

 

 

10.17

-

Agreement and Plan of Merger, dated as of October 18, 2001, by and among Vornado Realty Trust, Vornado Merger Sub L.P., Charles E. Smith Commercial Realty L.P., Charles E. Smith Commercial Realty L.L.C., Robert H. Smith, individually, Robert P. Kogod, individually, and Charles E. Smith Management, Inc. - Incorporated by reference to Exhibit 2.1 to Vornado Realty Trust’s Current Report on Form 8-K (File No. 001-11954), filed on January 16, 2002

*

 

 

 

 

10.18

-

Registration Rights Agreement, dated January 1, 2002, between Vornado Realty Trust and the holders of the Units listed on Schedule A thereto - Incorporated by reference to Exhibit 10.2 to Vornado Realty Trust’s Current Report on Form 8-K/A (File No. 1-11954), filed on March 18, 2002

*

 

 

 

 

10.19

-

Tax Reporting and Protection Agreement, dated December 31, 2001, by and among Vornado, Vornado Realty L.P., Charles E. Smith Commercial Realty L.P. and Charles E. Smith Commercial Realty L.L.C. - Incorporated by reference to Exhibit 10.3 to Vornado Realty Trust’s Current Report on Form 8-K/A (File No. 1-11954), filed on March 18, 2002

*

 

 

 

 

10.20**

-

Employment Agreement between Vornado Realty Trust and Michael D. Fascitelli, dated March 8, 2002 - Incorporated by reference to Exhibit 10.7 to Vornado Realty Trust’s Quarterly Report on Form 10-Q for the quarter ended March 31, 2002 (File No. 001-11954), filed on May 1, 2002

*

 


*              Incorporated by reference.

**           Management contract or compensatory agreement.

 

203



 

10.21**

-

First Amendment, dated October 31, 2002, to the Employment Agreement between Vornado Realty Trust and Michael D. Fascitelli, dated March 8, 2002 - Incorporated by reference to Exhibit 99.6 to the Schedule 13D filed by Michael D. Fascitelli on November 8, 2002

*

 

 

 

 

10.22**

-

Convertible Units Agreement, dated December 2, 1996, between Vornado Realty Trust and Michael D. Fascitelli – Incorporated by reference to Exhibit E of the Employment Agreement, dated December 2, 1996, between Vornado Realty Trust and Michael D. Fascitelli, filed as Exhibit 10(C)(3) to Vornado Realty Trust’s Annual Report on Form 10-K for the year ended December 31, 1996 (File No. 001-11954), filed on March 13, 1997

*

 

 

 

 

10.23**

-

First Amendment, dated June 7, 2002, to the Convertible Units Agreement between Vornado Realty Trust and Michael D. Fascitelli, dated December 2, 1996 - Incorporated by reference to Exhibit 99.3 to Schedule 13D filed by Michael D. Fascitelli on November 8, 2002

*

 

 

 

 

10.24**

-

Second Amendment, dated October 31, 2002, to the Convertible Units Agreement between Vornado Realty Trust and Michael D. Fascitelli, dated December 2, 1996 - Incorporated by reference to Exhibit 99.4 to the Schedule 13D filed by Michael D. Fascitelli on November 8, 2002

*

 

 

 

 

10.25**

-

2002 Units Agreement between Vornado Realty Trust and Michael D. Fascitelli, dated March 8, 2002 - Incorporated by reference to Exhibit 99.7 to the Schedule 13D filed by Michael D. Fascitelli on November 8, 2002

*

 

 

 

 

10.26**

-

First Amendment, dated October 31, 2002, to the 2002 Units Agreement between Vornado Realty Trust and Michael D. Fascitelli, dated March 8, 2002 - Incorporated by reference to Exhibit 99.8 to the Schedule 13D filed by Michael D. Fascitelli on November 8, 2002

*

 

 

 

 

10.27**

-

First Amendment, dated October 31, 2002, to the Registration Agreement between Vornado Realty Trust and Michael D. Fascitelli, dated December 2, 1996 - Incorporated by reference to Exhibit 99.9 to the Schedule 13D filed by Michael D. Fascitelli on November 8, 2002

*

 

 

 

 

10.28**

-

Trust Agreement between Vornado Realty Trust and Chase Manhattan Bank, dated December 2, 1996 - Incorporated by reference to Exhibit 99.10 to the Schedule 13D filed by Michael D. Fascitelli on November 8, 2002

*

 

 

 

 

10.29**

-

First Amendment, dated September 17, 2002, to the Trust Agreement between Vornado Realty Trust and The Chase Manhattan Bank, dated December 2, 1996 - Incorporated by reference to Exhibit 99.11 to the Schedule 13D filed by Michael D. Fascitelli on November 8, 2002

*

 

 

 

 

10.30

-

Registration Rights Agreement, dated as of July 21, 1999, by and between Vornado Realty Trust and the holders of Units listed on Schedule A thereto  – Incorporated by reference to Exhibit 10.2 to Vornado Realty Trust’s Registration Statement on Form S-3 (File No. 333-102217), filed on December 26, 2002

*

 

 

 

 

10.31

-

Form of Registration Rights Agreement between Vornado Realty Trust and the holders of Units listed on Schedule A thereto  – Incorporated by reference to Exhibit 10.3 to Vornado Realty Trust’s Registration Statement on Form S-3 (File No. 333-102217), filed on December 26, 2002

*

 

 

 

 

10.32

-

Amendment to Real Estate Retention Agreement, dated as of July 3, 2002, by and between Alexander’s, Inc. and Vornado Realty L.P. - Incorporated by reference to Exhibit 10(i)(E)(3) to Alexander’s Inc.’s Quarterly Report for the quarter ended June 30, 2002 (File No. 001-06064), filed on August 7, 2002

*

 


*              Incorporated by reference.

**           Management contract or compensatory agreement.

 

204



 

10.33

-

59th Street Real Estate Retention Agreement, dated as of July 3, 2002, by and between Vornado Realty L.P., 731 Residential LLC and 731 Commercial LLC - Incorporated by reference to Exhibit 10(i)(E)(4) to Alexander’s Inc.’s Quarterly Report for the quarter ended June 30, 2002 (File No. 001-06064), filed on August 7, 2002

*

 

 

 

 

10.34

-

Amended and Restated Management and Development Agreement, dated as of July 3, 2002, by and between Alexander’s, Inc., the subsidiaries party thereto and Vornado Management Corp. - Incorporated by reference to Exhibit 10(i)(F)(1) to Alexander’s Inc.’s Quarterly Report for the quarter ended June 30, 2002 (File No. 001-06064), filed on August 7, 2002

*

 

 

 

 

10.35

-

59th Street Management and Development Agreement, dated as of July 3, 2002, by and between 731 Residential LLC, 731 Commercial LLC and Vornado Management Corp. - Incorporated by reference to Exhibit 10(i)(F)(2) to Alexander’s Inc.’s Quarterly Report for the quarter ended June 30, 2002 (File No. 001-06064), filed on August 7, 2002

*

 

 

 

 

10.36

-

Amendment dated May 29, 2002, to the Stock Pledge Agreement between Vornado Realty Trust and Steven Roth dated December 29, 1992 - Incorporated by reference to Exhibit 5 of Interstate Properties’ Schedule 13D/A dated May 29, 2002 (File No. 005-44144), filed on May 30, 2002

*

 

 

 

 

10.37**

-

Vornado Realty Trust’s 2002 Omnibus Share Plan - Incorporated by reference to Exhibit 4.2 to Vornado Realty Trust’s Registration Statement on Form S-8 (File No. 333-102216) filed December 26, 2002

*

 

 

 

 

10.38**

-

First Amended and Restated Promissory Note from Michael D. Fascitelli to Vornado Realty Trust, dated December 17, 2001 – Incorporated by reference to Exhibit 10.59 to Vornado Realty Trust’s Annual Report on Form 10-K for the year ended December 31, 2002 (File No. 001-11954), filed on March 7, 2003

*

 

 

 

 

10.39**

-

Promissory Note from Joseph Macnow to Vornado Realty Trust, dated July 23, 2002– Incorporated by reference to Exhibit 10.60 to Vornado Realty Trust’s Annual Report on Form 10-K for the year ended December 31, 2002 (File No. 001-11954), filed on March 7, 2003

*

 

 

 

 

10.40**

-

Employment Agreement between Vornado Realty Trust and Mitchell Schear, dated April 9, 2003 – Incorporated by reference to Exhibit 10.1 to Vornado Realty Trust’s Quarterly Report on Form 10-Q for the quarter ended June 30, 2003 (File No. 001-11954), filed on August 8, 2003

*

 

 

 

 

10.41

-

Revolving Credit Agreement, dated as of July 2, 2003 among Vornado Realty L.P., as Borrower, Vornado Realty Trust, as General Partner, JPMorgan Chase Bank, as Administrative Agent, and Bank of America, N.A. and Citicorp North America, Inc., as Syndication Agents, Deutsche Bank Trust Company Americas and Fleet National Bank, as Documentation Agents, and JPMorgan Securities Inc. and Bank of America Securities, L.L.C., as Lead Arrangers and Bookrunners - Incorporated by reference to Exhibit 10.2 to Vornado Realty Trust’s Quarterly Report on Form 10-Q for the quarter ended June 30, 2003 (File No. 001-11954), filed on August 8, 2003

*

 

 

 

 

10.42

-

Guaranty of Payment, made as of July 2, 2003, by Vornado Realty Trust, for the benefit of JPMorgan Chase Bank - Incorporated by reference to Exhibit 10.3 to Vornado Realty Trust’s Quarterly Report on Form 10-Q for the quarter ended June 30, 2003 (File No. 001-11954), filed on August 8, 2003

*

 


*              Incorporated by reference.

**           Management contract or compensatory agreement.

 

205



 

10.43

-

Registration Rights Agreement by and between Vornado Realty Trust and Bel Holdings LLC dated as of November 17, 2003 – Incorporated by reference to Exhibit 10.68 to Vornado Realty Trust’s Annual Report on Form 10-K for the year ended December 31, 2003 (File No. 001-11954), filed on March 3, 2004

*

 

 

 

 

 

 

10.44

-

Registration Rights Agreement, dated as of May 27, 2004, by and between Vornado Realty Trust and 2004 Realty Corp. – Incorporated by reference to Exhibit 10.75 to Vornado Realty Trust’s Annual Report on Form 10-K for the year ended December 31, 2004 (File No. 001-11954), filed on February 25, 2005

*

 

 

 

 

 

 

10.45

-

Registration Rights Agreement, dated as of December 17, 2004, by and between Vornado Realty Trust and Montebello Realty Corp. 2002 – Incorporated by reference to Exhibit 10.76 to Vornado Realty Trust’s Annual Report on Form 10-K for the year ended December 31, 2004 (File No. 001-11954), filed on February 25, 2005

*

 

 

 

 

 

 

10.46**

-

Form of Stock Option Agreement between the Company and certain employees dated as of February 8, 2005 – Incorporated by reference to Exhibit 10.77 to Vornado Realty Trust’s Annual Report on Form 10-K for the year ended December 31, 2004 (File No. 001-11954), filed on February 25, 2005

*

 

 

 

 

 

 

10.47**

-

Form of Restricted Stock Agreement between the Company and certain employees – Incorporated by reference to Exhibit 10.78 to Vornado Realty Trust’s Annual Report on Form 10-K for the year ended December 31, 2004 (File No. 001-11954), filed on February 25, 2005

*

 

 

 

 

 

 

10.48**

-

Employment Agreement between Vornado Realty Trust and Sandeep Mathrani, dated February 22, 2005 and effective as of January 1, 2005 – Incorporated by reference to Exhibit 10.76 to Vornado Realty Trust’s Quarterly Report on Form 10-Q for the quarter ended March 31, 2005 (File No. 001-11954), filed on April 28, 2005

*

 

 

 

 

 

 

10.49

-

Contribution Agreement, dated May 12, 2005, by and among Robert Kogod, Vornado Realty L.P. and certain Vornado Realty Trust affiliates.

 

 

 

 

 

12

-

Computation of Ratios

 

 

 

21

-

Subsidiaries of Registrant

 

 

 

23

-

Consent of Independent Registered Public Accounting Firm

 

 

 

31.1

-

Rule 13a-14 (a) Certification of the Chief Executive Officer

 

 

 

31.2

-

Rule 13a-14 (a) Certification of the Chief Financial Officer

 

 

 

32.1

-

Section 1350 Certification of the Chief Executive Officer

 

 

 

32.2

-

Section 1350 Certification of the Chief Financial Officer

 


*              Incorporated by reference.

**           Management contract or compensatory agreement.

 

206


Exhibit 10.15

 

PROMISSORY NOTE

 

$13,122,500.00

 

December 23, 2005

Paramus, New Jersey

 

WHEREAS, pursuant to the Letter Agreement dated November 16, 1999 (the “Letter Agreement”) between Steven Roth (the “Executive”) and Vornado Realty Trust (the “Company”), the Company agreed to make up to $15,000,000 in the aggregate of revolving credit loans to the Executive;

 

WHEREAS, the Executive desires to borrow $13,122,500 pursuant to the Letter Agreement.

 

NOW THEREFORE, for good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, the parties agree as follows:

 

1. DEFINITIONS

 

Capitalized terms used but not defined in this Note shall have the respective meanings assigned to such terms in the Stock Pledge Agreement and the Loan Documents, as such terms are define d below.

 

2. PROMISE TO PAY, INTEREST, MATURITY, PAYMENTS

 

FOR VALUE RECEIVED, Executive promises to pay to the order of the Company, at its office located at 210 Route 4 East, Paramus, New Jersey 07652, or such other place as designated in writing by the holder hereof, the aggregate principal sum of THIRTEEN MILLION, ONE HUNDRED TWENTY-TWO THOUSAND, FIVE HUNDRED DOLLARS ($13,122,500.00) on December 23, 2011 (“Maturity”), with interest on the unpaid principal amount hereof from the date hereof until Maturity, payable quarterly in arrears on the 10th day following payment of the Company’s regular quarterly dividend (or if no dividend is paid, at the end of the applicable calendar quarter), at a rate per annum equal to 4.45%.  If the interest required to be paid under the terms of this Note shall at any time exceed the rate of interest which the Company is permitted by law to charge in the State of New Jersey, then the interest rate to be paid hereunder shall be the maximum rate permitted by law.

 

3. PREPAYMENT

 

This Note may prepaid in whole or in part at any time without pen alty or premium.

 

4. COLLATERAL

 

This Note is secured by the Executive’s Stock Pledge Agreement, dated December 29, 1992, as amended on May 29, 2002 (the “Stock Pledge Agreement”), and such other security or supporting documents as are executed in conjunction with therewith, including without limitation the Letter Agreement (the “Loan Documents”).  The Company or any subsequent holder of this Note is entitled to all the benefits provided for in the Loan Documents or referred to therein.

 

5. ENFORCEMENT EXPENSES

 

In the event Executive fails to pay any amounts due hereunder when due, and this Note is collected by legal proceedings (including proceedings in the probate or bankruptcy courts) Executive shall pay to the holder thereof, in addition to such amounts due, all costs of collection or enforcement, including reasonable

 



 

attorneys fees and court costs which shall be added to the principal of, and be collectible as part of, this Note.

 

6. WAIVER OF PRESENTMENT, OFFSET, COUNTERCLAIMS, DEFENSES

 

Executive, on behalf of himself and his successors and assigns, hereby waives diligence, presentment, protest and demand and notice of protest, demand, dishonor and nonpayment of this Note, and expressly agrees that this Note, or any payment hereunder, may be extended from time to time and that the holder hereof may accept security for this Note or release security for this Note, all without in any way affecting the liability of Executive hereunder.  In addition, Executive, on behalf of himself and his successors and assigns, hereby expressly acknowledges and agrees that he and they shall be unconditionally liable for the repayment of all amounts due hereunder and, without limiting the foregoing, Executive, on behalf of himself and his successors and assigns, hereby forever expressly waives any claim or right of offset and any similar claim or right, whether now existing or later acquired and whether granted by contract or by law, against any amounts otherwise due him or them.

 

7. EVENT OF DEFAULT

 

Failure by Executive to pay any sum due hereunder when due and payable which has not been cured by Executive within 30 days following actual receipt of written notice given by the Company, or the occurrence of an event of default under any of the Loan Documents, shall constitute an event of default under this Note and the Company may, at its sole option exercised by notice to Executive, declare the entire outstanding principal balance hereof, together with all unpaid interest accrued hereon, to be immediately due and payable in full.  Upon the occurrence of an event of default, the Company may exercise all rights and remedies available to it under the Stock Pledge Agreement or otherwise.

 

8. HEADINGS

 

The Section headings in this Note are included herein for convenience of reference only and shall not constitute a part of this Note for any other purpose.

 

9. ENTIRE AGREEMENT

 

This Note, the Stock Pledge Agreement and the other Loan Documents constitute the entire agreement between the Company and Executive with respect to the subject matter hereof and all understandings, oral representations and agreements heretofore or simultaneously had among the parties with respect to the transaction governed by the Loan Documents are merged in, and are contained in, such documents and instruments.

 

10. GOVERNING LAW AND CONSENT TO JURISDICTION

 

THIS NOTE AND THE OBLIGATIONS ARISING HEREUNDER SHALL BE GOVERNED BY, AND CONSTRUED IN ACCORDANCE WITH, THE LAWS OF THE STATE OF NEW JERSEY, WITHOUT REGARD TO THAT STATE’S RULES GOVERNING CONFLICTS OF LAWS. THE PARTIES HERETO HEREBY SUBMIT TO JURISDICTION AND TO LAYING VENUE IN THE COUNTY OF BERGEN, STATE OF NEW JERSEY.

 

11. WAIVER OF JURY TRIAL

 

The parties hereby agree not to elec t a trial by jury of any issue triable of right by jury, and waive any right to trial by jury fully to the extent that any such right shall now or hereinafter exist with regard to this Note, or any claim, counterclaim or other action arising in connection herewith or therewith.  This waiver of right to trial by jury is given knowingly and voluntarily by each of the Company and Executive, and is intended to encompass individually each instance and each issue as to which the right to a trial by jury would otherwise accrue.  Each party is hereby authorized to file a copy of this paragraph in any proceeding as conclusive evidence of this waiver by the other party.

 



 

12. SEPARABILITY

 

In any case any provision herein shall be deemed to be invalid, illegal or unenforceable, the validity, legality and enforceability of the remaining provisions shall not in any way be affected or impaired thereby.

 

IN WITNESS WHEREOF, the parties have caused this Note to be duly executed as of the date written above.

 

STEVEN ROTH

 

VORNADO REALTY TRUST

 

 

 

 

 

 

/s/ Steven Roth

 

 

By:

     Steven Roth

 

/s/ Joseph Macnow

 

 

 

Name:  Joseph Macnow

 

 

Title:  Executive Vice President, Chief Financial Officer

 


Exhibit 10.49

 

CONTRIBUTION AGREEMENT

 

by and among

 

VORNADO REALTY TRUST,

 

VORNADO REALTY L.P.,

 

CESC ROSSLYN L.L.C.,

 

and

 

ROBERT H. SMITH and ROBERT P. KOGOD

 

 

Dated as of May 12, 2005

 



 

TABLE OF CONTENTS

 

 

Page

 

 

ARTICLE I THE TRANSACTION

2

 

 

1.1

Contribution and Conveyance of Interests

2

 

 

 

1.2

Liabilities to be Assumed by the VNO Transaction Sub

2

 

 

 

1.3

Closing

2

 

 

 

1.4

Title

3

 

 

 

1.5

Consideration

3

 

 

 

1.6

Federal Income Tax Characterization

7

 

 

 

1.7

Escrow; Appointment of Representatives

8

 

 

 

1.8

Transfer Restrictions; Redemption Rights

8

 

 

 

ARTICLE II THE STUDY PERIOD AND DEPOSIT ESCROW

10

 

 

2.1

Study Period

10

 

 

 

2.2

Operating Information

10

 

 

 

2.3

Termination

11

 

 

 

2.4

Confidentiality

11

 

 

 

2.5

Deposit

11

 

 

 

ARTICLE III REPRESENTATIONS AND WARRANTIES OF VORNADO

12

 

 

3.1

Organization, Good Standing and Power of the Company and the Operating Partnership

12

 

 

 

3.2

Capitalization

13

 

 

 

3.3

Authorization of this Contribution Agreement

13

 

 

 

3.4

Financial Statements

14

 

 

 

3.5

Absence of Certain Changes or Events

14

 

 

 

3.6

Taxes

14

 

i



 

3.7

Absence of Conflicts and Defaults

15

 

 

 

3.8

Vornado SEC Documents

16

 

 

 

3.9

No Securityholder Vote Required

16

 

 

 

3.10

Definition of “Knowledge”

16

 

 

 

ARTICLE IV REPRESENTATIONS AND WARRANTIES OF THE GENERAL PARTNERS

16

 

 

4.1

Organization, Good Standing and Qualification

16

 

 

 

4.2

Enforceability

17

 

 

 

4.3

Capital Structure

17

 

 

 

4.4

No Subsidiaries

17

 

 

 

4.5

Property; Equipment Leases

18

 

 

 

4.6

Operating and Other Agreements

18

 

 

 

4.7

Noncontravention

18

 

 

 

4.8

Absence of Certain Changes or Events

19

 

 

 

4.9

Litigation

19

 

 

 

4.10

Intentionally Deleted

19

 

 

 

4.11

Space Leases

19

 

 

 

4.12

Intentionally Deleted

20

 

 

 

4.13

Intentionally Deleted

20

 

 

 

4.14

Environmental Compliance

20

 

 

 

4.15

Compliance with Laws and Other Instruments

20

 

 

 

4.16

Intentionally Deleted

20

 

 

 

4.17

Taxes

21

 

 

 

4.18

Vote Required; Consents

22

 

 

 

4.19

Subject Entity Financial Statements; Undisclosed Liabilities

22

 

 

 

4.20

Intentionally Deleted

23

 

ii



 

4.21

Intellectual Property Rights

23

 

 

 

4.22

Investment Company Act of 1940

23

 

 

 

4.23

Intentionally Deleted

23

 

 

 

4.24

Employees

23

 

 

 

4.25

Related Party Transactions

24

 

 

 

4.26

Contracts and Debt Instruments

24

 

 

 

4.27

Standstill Agreements

25

 

 

 

4.28

Brokers and Finders

25

 

 

 

4.29

Definition of “Knowledge”

25

 

 

 

4.30

Securities Law Matters

25

 

 

 

4.31

Evidence of Partnership Interests

25

 

 

 

ARTICLE V COVENANTS

25

 

 

5.1

Execution of Tax Reporting and Protection Agreement

25

 

 

 

5.2

Information Statement

25

 

 

 

5.3

Vornado Partnership Agreement Amendment

27

 

 

 

5.4

Assignments of Interest; Limited Partner Acceptance Agreements for the Vornado Partnership Agreement

27

 

 

 

5.5

Reservation of Vornado Common Shares

27

 

 

 

5.6

Registration Rights Agreements

27

 

 

 

5.7

Title Insurance

27

 

 

 

5.8

Distributions

28

 

 

 

5.9

Maintenance of Subject Entities

28

 

 

 

ARTICLE VI CERTAIN COVENANTS PENDING THE TRANSACTION

28

 

 

6.1

Restrictions on Transfers of Interests in the Subject Entities

28

 

 

 

6.2

Consummation of Transaction

28

 

iii



 

6.3

Conduct of Business by the Subject Entities Pending the Transaction

28

 

 

 

6.4

Other Actions

31

 

 

 

6.5

Commercially Reasonable Efforts; Notification

31

 

 

 

6.6

Public Announcements

32

 

 

 

6.7

Tax Matters

32

 

 

 

6.8

Estoppels

32

 

 

 

6.9

Permits

32

 

 

 

6.10

Binding Commitments

32

 

 

 

6.11

Certain Actions of General Partners

33

 

 

 

6.12

No Negotiations

33

 

 

 

6.13

Pre-Closing Disclosure of Breaches of Representations; Obligation to Cure

34

 

 

 

ARTICLE VII CONDITIONS TO THE CONSUMMATION OF TRANSACTION

35

 

 

7.1

Conditions to Each Party’s Obligation to Effect the Transaction

35

 

 

 

7.2

Conditions to the VNO Transaction Sub’s Obligation to Consummate the Transaction

36

 

 

 

7.3

Conditions to the Contributing Partners’ Obligation to Consummate the Transaction

39

 

 

 

ARTICLE VIII SURVIVAL; INDEMNIFICATION

41

 

 

8.1

Survival of Representations and Warranties

41

 

 

 

8.2

Indemnification of the Vornado Indemnified Persons

41

 

 

 

8.3

Escrow Agreement; Release of Escrow Units

48

 

 

 

8.4

Indemnification of the Contributing Partners

48

 

 

 

8.5

Costs of Enforcement

50

 

 

 

8.6

Exclusive Remedies

50

 

iv



 

8.7

No Right of Offset

50

 

 

 

8.8

Recovery From Insurance Policies and Third Parties

51

 

 

 

ARTICLE IX THE CLOSING

51

 

 

9.1

Transaction Expenses

51

 

 

 

9.2

Prorations and Other Adjustments

53

 

 

 

9.3

Prorations Procedures

55

 

 

 

ARTICLE X TERMINATION

56

 

 

10.1

Termination

56

 

 

 

ARTICLE XI CASUALTY OR CONDEMNATION

57

 

 

11.1

Material Casualty or Condemnation

57

 

 

 

11.2

Immaterial Casualty or Condemnation

57

 

 

 

11.3

Materiality

58

 

 

 

ARTICLE XII GENERAL PROVISIONS

58

 

 

12.1

Notices

58

 

 

 

12.2

Specific Performance

58

 

 

 

12.3

Further Assurances

58

 

 

 

12.4

Consents

59

 

 

 

12.5

Binding Effect

59

 

 

 

12.6

Construction

59

 

 

 

12.7

Waiver of Jury Trial

59

 

 

 

12.8

Governing Law; Submission to Jurisdiction; Service of Process

59

 

 

 

12.9

Headings

60

 

 

 

12.10

Assignment

60

 

 

 

12.11

Counterparts

60

 

 

 

12.12

Severability

60

 

v



 

12.13

Entire Agreement; Amendment

60

 

 

 

12.14

No Waiver

60

 

vi



 

ATTACHMENTS TO AGREEMENT

 

ANNEXES

 

 

 

Annex I

Description of Paris Property

Annex II

Description of Geneva Property

 

 

DEFINED TERMS

 

 

 

Table of Defined Terms

 

 

 

EXHIBITS

 

 

 

Exhibit A

Form of Assignment of Interest

Exhibit B

Form of Limited Partner Acceptance Agreement of Vornado Partnership Agreement

Exhibit C-1

Form of Escrow Agreement

Exhibit C-2

Form of Deposit Escrow Agreement

Exhibit D

Securities Law Matters

Exhibit E

Form of Tax Reporting and Protection Agreement

Exhibit F

Form of Amendment to the Vornado Partnership Agreement

Exhibit G- 1

Form of Registration Rights Agreement

Exhibit G-2

Form of Amendment to Registration Rights Agreement

 

 

SCHEDULES

 

 

 

Schedule 1.1

List of Partners/Interest Holders of the Subject Entities

Schedule 4.3

List of Partners/Interest Holders with Interests Outstanding

Schedule 4.5(a)

Paris Encumbrances

Schedule 4.5(b)

Geneva Encumbrances

Schedule 4.5(e)

Equipment Leases

Schedule 4.7

Consents - Noncontravention

Schedule 4.8

Distributions of Net Cash

Schedule 4.9

Litigation

Schedule 4.10

Governmental Notices

Schedule 4.11(d)

Leasing Commissions

Schedule 4.11(e)

Tenant Improvement Allowances

Schedule 4.17(a)

Tax Returns

Schedule 4.18

Consents Required

Schedule 4.21

Intellectual Property

Schedule 4.25

Related Party Agreements

Schedule 4.26(a)

Derivative Instruments

Schedule 4.26(b)

Prepayment Penalty

Schedule 6.3

Conduct of Business by Subject Entities

Schedule 7.1(c)

Modifications to Governing Documents

 

vii



 

Schedule 7.1(d)

Modifications to Geneva LP Governing Documents

Schedule 12.1

Notice Addresses

 

viii



 

CONTRIBUTION AGREEMENT

 

THIS CONTRIBUTION AGREEMENT (this “Agreement”) is made and entered into as of May 12, 2005, by and among VORNADO REALTY TRUST (the “Company”), a Maryland real estate investment trust and the sole general partner of Vornado Realty L.P., a Delaware limited partnership (the “Operating Partnership”), the OPERATING PARTNERSHIP, CESC ROSSLYN L.L.C., a Delaware limited liability company and wholly-owned subsidiary of the Operating Partnership (the “VNO Transaction Sub” and, together with the Company and the Operating Partnership, “Vornado”), and ROBERT H. SMITH and ROBERT P. KOGOD, as members, general partners and limited partners of the Subject Entities (each, a “General Partner” and, collectively, the “General Partners”), as Representatives (as defined herein), and, for purposes of ARTICLE VIII only, each of Mr. Smith and Mr. Kogod, individually.

 

RECITALS

 

WHEREAS, Paris Associates Limited Partnership, a Virginia limited partnership (“Paris LP”) is the owner of certain real property and improvements located in Arlington County, Virginia at 1601 North Kent Street, 1611 North Kent Street, 1621 North Kent Street, 1701 North Kent Street and 100 Wilson Boulevard, as more particularly described on Annex I, as well as a limited partner interest in Geneva LP;

 

WHEREAS, Geneva Associates Limited Partnership, a Virginia limited partnership (“Geneva LP”) is the owner of certain real property and improvements located in Arlington County, Virginia at 1777 North Kent Street, as more particularly described on Annex II;

 

WHEREAS, Rome Associates Limited Partnership, a Virginia limited partnership (“Rome LP”) is the owner of a limited partner interest in Geneva LP;

 

WHEREAS, Paris LLC, a Virginia limited liability company (“Paris LLC,” and together with Paris LP, Geneva LP and Rome LP, the “Subject Entities”), is the owner of the general partner interest in Paris LP;

 

WHEREAS, the Operating Partnership desires to cause the VNO Transaction Sub (which is a disregarded entity for federal tax purposes) to acquire (i) from the General Partners, all member, general partner and limited partner interests of the General Partners in the Subject Entities, and (ii) from the Other Partners, all member, general partner and limited partner interests of the Other Partners in the Subject Entities to the extent that such Other Partners elect to contribute such interests to the VNO Transaction Sub in accordance with this Agreement, all in exchange for Class A Units of limited partnership interest of the Operating Partnership (each, a “Unit” and, collectively, the “Units”; such exchange, the “Transaction”);

 



 

WHEREAS; the parties hereto wish to set forth the terms and conditions on and subject to which they shall carry out the Transaction.

 

NOW, THEREFORE, in consideration of the foregoing and the mutual promises and covenants set forth herein, the parties hereto do hereby agree as follows:

 

ARTICLE I

 

THE TRANSACTION

 

1.1                               Contribution and Conveyance of Interests.  On the Closing Date, on the terms and subject to the satisfaction or waiver of the applicable conditions set forth herein, the General Partners and all other members, general partners and limited partners of the Subject Entities who are listed on Schedule 1.1 and who elect to participate in the Transaction in accordance with the terms of this Agreement (the “Other Partners,” and collectively with the General Partners, the “Contributing Partners”) shall contribute and convey to the VNO Transaction Sub, and the VNO Transaction Sub shall accept from the Contributing Partners, all of the Contributing Partners’ right, title and interest in and to the member, general partner and limited partner interests in the Subject Entities (collectively, “Contributed Interests”).

 

1.2                               Liabilities to be Assumed by the VNO Transaction Sub.  On the terms and subject to the conditions set forth herein, the VNO Transaction Sub shall assume only the following liabilities of the Contributing Partners relating to the Contributed Interests that they convey to the VNO Transaction Sub on the Closing Date (collectively, the “Assumed Liabilities”), such assumption to be effective as of the Effective Date, except as noted below:  all liabilities in respect of the Contributed Interests arising under the Governing Documents on or after the Closing Date.

 

1.3                               Closing.  The consummation of the Transaction described in Section 1.1 (“Closing”) shall take place on such date and time as the Company and the Operating Partnership may select by at least five (5) days’ prior notice to the General Partners but not more than thirty (30) days following expiration of the later of (i) the Study Period, and (ii) the solicitation period specified in the Information Statement (as defined herein) and the satisfaction or waiver of the applicable conditions to the Closing set forth in ARTICLE VII; provided, however, that (subject to the satisfaction or waiver of such conditions to the Closing) the Closing Date shall be no later than July 29, 2005, unless the Operating Partnership and the General Partners shall otherwise agree (the “Closing Date”); provided, however, that, subject to Section 1.5(b)(iii), such date may be extended by Vornado by such additional period, not to exceed 60 days in the aggregate, as may reasonably be necessary to allow the satisfaction of the conditions set forth in Sections 7.1 and 7.2.  The Closing shall be effective as of 12:01 A.M. on the Closing Date unless the parties otherwise agree (“Effective Date”).  The Closing shall be held at the offices of Arnold & Porter LLP, 555 12th Street, N.W., Washington, D.C. 20004, or at such other location as the parties may agree.

 

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1.4                               Title.  On the Closing Date, the VNO Transaction Sub shall acquire good and indefeasible title to the Contributed Interests, free of any Lien, mortgage, deed of trust, reservation, assignment, agreement, condition, restriction, or title defect (each, an “Exception”), other than Permitted Exceptions.  For purposes of this Agreement, a “Lien” shall mean any lien, charge, encumbrance, security interest, assignment (whether absolute, present, future, conditional, collateral or otherwise), pledge, option, transfer restriction, agreement, covenant, adverse claim, order, decree or judgment.  For purposes of this Agreement, “Permitted Exceptions” shall mean, as to the Contributed Interests, the terms and conditions of the Governing Documents.

 

1.5                               Consideration.

 

(a)                                  Issuance of Units - General.  The Units to be issued by the Operating Partnership at Closing shall be calculated separately with respect to the Geneva Property (as set forth in Section 1.5(b)) and the Paris Property (as set forth in Section 1.5(c)).  The gross aggregate value of the Geneva Property and Paris Property, not including the adjustment for cash held by the Subject Entities or other prorations and adjustments, all as provided in this Section 1.5 and Section 9.2, is $170,200,000 (“Exchange Value”).  For purposes of this Agreement:

 
(i)                                     the term “Paris Interest” means a Contributed Interest that is a limited partnership interest in Paris LP or a membership interest in Paris LLC;
 
(ii)                                  the term “Paris Percentage” means, with respect to a given Paris Interest:
 
(A)                              if such Paris Interest is a limited partnership interest in Paris LP, the percentage ownership in Paris LP represented by such interest; and
 
(B)                                if such Paris Interest is a membership interest in Paris LLC, the product of (x) the percentage ownership in Paris LLC represented by such interest and (y) the percentage ownership in Paris LP held by Paris LLC.
 
(iii)                               the term “Geneva Percentage” means, with respect to a given Contributed Interest:
 
(A)                              if such Contributed Interest is a limited partnership interest in Geneva LP, the percentage ownership in Geneva LP represented by such interest;

 

(B)                                if such Contributed Interest is a Paris Interest, the product of (x) the Paris Percentage of such interest and (y) the percentage ownership in Geneva LP held by Paris LP; and

 

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(C)                                if such Paris Interest is a membership interest in Rome LP, the product of (x) the percentage ownership in Rome LP represented by such interest and (y) the percentage ownership in Geneva LP held by Rome LP;
 
(iv)                              the term “Paris Allocation” means 58.871915%, unless such percentage is modified pursuant to Section 5.2(b); and
 
(v)                                 the term “Geneva Allocation” means 41.128085%, unless such percentage is modified pursuant to Section 5.2(b).

 

(b)                                 Issuance of Units – Geneva Property.

 
(i)                                     At Closing, subject to Section 1.5(d), the Contributing Partners shall receive from the Operating Partnership on behalf of the VNO Transaction Sub, as consideration for the contribution to the VNO Transaction Sub of the Contributed Interests, subject to the Assumed Liabilities, at Closing, a number of Units, equal to (with the following operations being performed in the order set forth):

 

(v)           an amount equal to the Geneva Allocation multiplied by the Exchange Value (the “Geneva Exchange Value”) less (a) the outstanding principal under the Permitted Mortgage Debt allocable to the Geneva Property as of the Closing Date, less (b) the net aggregate credit to Vornado, if any, as a result of the prorations and adjustments made on the Closing Date pursuant to Section 9.2 allocable to the Geneva Property (the “Geneva Closing Date Prorations”), plus (c) the net aggregate debit, if any, to Vornado as a result of the Geneva Closing Date Prorations,
 
multiplied by
 
(w) the sum of the Geneva Percentages represented by the Contributed Interests,

 

less

 
(x) the Specified Vornado Transaction Costs multiplied by the Geneva Allocation,

 

plus

 
(y) the Specified General Partner Transaction Costs multiplied by the Geneva Allocation,

 

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divided by

 

(z) the Deemed Value per Unit.

 

For purposes of this Agreement, the “Deemed Value” per Unit shall be $74.00, subject to Section 1.5(b)(iii)

 
(ii)                                  Notwithstanding the foregoing, a number of Units otherwise entitled to be received by the Contributing Partners pursuant to this Section 1.5(b) in exchange for the contribution of the Contributed Interests (collectively, the “Geneva Escrow Units”) shall be retained and held pursuant to the Escrow Agreement in accordance with the terms of this Agreement and the Escrow Agreement.  The number of Geneva Escrow Units shall be calculated as follows:  $1,000,000.00 divided by the Deemed Value per Unit, multiplied by the Geneva Allocation, and rounded in accordance with Section 1.5(d).
 
(iii)                               Notwithstanding any other provision of this Agreement, if the Closing Date is extended by Vornado pursuant to Section 1.3 to a date after July 29, 2005, then:
 
(w)                               if the VNO Stock Price (as defined below), calculated as of the Closing Date, is greater than or equal to $70.30 and less than or equal to $77.70, then this Section 1.5(b)(iii) shall have no effect.;
 
(x)                                   if the VNO Stock Price, calculated as of the Closing Date, is less than $70.30, then the Deemed Value per Unit shall equal $70.30;
 
(y)                                 if the VNO Stock Price, calculated as of the Closing Date, is greater than $77.70, then the Deemed Value per Unit shall equal $77.70; and
 
(z)                                   for purposes of this Agreement, the term “VNO Stock Price” as a of a given date shall mean the average closing price on the New York Stock Exchange of common shares of Vornado Realty Trust (Ticker Symbol VNO) for the ten (10) consecutive trading days ending on and including the trading day preceding such date.

 

(c)                                  Issuance of Units – Paris Specific Property.

 
(i)                                     At Closing, subject to Section 1.5(d), and in addition to the Units to be transferred in accordance with Section 1.5(b), the Contributing Partners who are contributing Paris

 

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Interests shall receive from the Operating Partnership on behalf of the VNO Transaction Sub, as consideration for the contribution to the VNO Transaction Sub of the Paris Interests, subject to the Assumed Liabilities, at Closing, a number of Units, equal to (with the following operations being performed in the order set forth):
 
(v) an amount equal to the Paris Allocation multiplied by the Exchange Value (the “Paris Exchange Value”) less (a) the outstanding principal under the Permitted Mortgage Debt allocable to the Paris Property (other than Paris LP’s interest in Geneva LP) (the “Paris Specific Property”) as of the Closing Date, less (b) the net aggregate credit to Vornado, if any, as a result of the prorations and adjustments made on the Closing Date pursuant to Section 9.2 allocable to the Paris Specific Property (the “Paris Closing Date Prorations”), plus (c) the net aggregate debit, if any, to Vornado as a result of the Paris Closing Date Prorations,
 
multiplied by
 
(w) the sum of the Paris Percentages represented by the Contributed Interests that are Paris Interests,

 

less

 
(x) the Specified Vornado Transaction Costs multiplied by the Paris Allocation,

 

plus

 
(y) the Specified General Partner Transaction Costs multiplied by the Paris Allocation,

 

divided by

 

(z) the Deemed Value per Unit.

 
(ii)                                  Notwithstanding the foregoing, a number of Units otherwise entitled to be received by the Contributing Partners pursuant to this Section 1.5(c) in exchange for the contribution of the Contributed Interests that are Paris Interests (collectively, the “Paris Escrow Units”) shall be retained and held pursuant to the Escrow Agreement in accordance with the terms of this Agreement and the Escrow Agreement.  The number of Paris Escrow Units shall be calculated as follows:  $1,000,000.00 divided by

 

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the Deemed Value per Unit, multiplied by the Paris Allocation, and rounded in accordance with Section 1.5(d).

 

(d)                                 No Registration.  Notwithstanding any other provision of this Agreement or any other agreement, if the issuance of Units pursuant to this Section 1.5 would constitute an offering or issuance of securities which is required to be registered with appropriate governmental authorities under the laws of any applicable federal, state or other jurisdiction (other than the filing of a notice Form D with the Securities and Exchange Commission (the “Commission”), if applicable), the Operating Partnership shall not be obligated to deliver the Units (and such Units shall not be considered to have been offered), this Agreement shall terminate and no party hereto shall have any further liability under or in respect of this Agreement to any other party hereto.

 

(e)                                  No Fractional Units.  The Operating Partnership shall not issue or deliver any fractional Units in the Transaction or upon the distribution of Units by the Escrow Agent (as defined herein).  Prior to any rounding of Units at Closing pursuant to this Section 1.5(e), Units to be received by each Contributing Partner pursuant to Section 1.5(b) and, if applicable, Section 1.5(c), shall be aggregated, and the aggregate amount of Geneva Escrow Units and, if applicable, Paris Escrow Units, shall be calculated.  The aggregate Units so calculated to be issued to a given Contributing Partner or to be withheld from a given Contributing Partner pursuant to the Escrow Agreement shall be rounded such that (i) fractions of a Unit otherwise issuable that are greater than or equal to one-half of a Unit shall be rounded to the next largest integral number of Units, and (ii) fractions of a Unit otherwise issuable that are less than one-half of a Unit shall be rounded down to the next smallest integral number of Units.

 

(f)                                    Admission to the Operating Partnership.  Notwithstanding any other provision contained in this Agreement, upon the Closing, each Contributing Partner acquiring Units shall be automatically admitted to the Operating Partnership as a limited partner of the Operating Partnership, without any further act, approval or vote of any Person.  Each Contributing Partner shall, upon such admission, be subject to, and bound by, the Vornado Partnership Agreement, including all of the terms and conditions of such agreement, the power of attorney granted in Section 15.11 thereof and the terms agreed to in the Limited Partner Acceptance Agreement executed by each such Contributing Partner.  The name of each such Contributing Partner and the number of Units issued to each such Contributing Partner at the Closing shall be recorded by the Company, as general partner of the Operating Partnership, in the books and records of the Operating Partnership.

 

For purposes of this Agreement, “Person” means any individual, corporation, partnership, limited liability company, joint venture, trust, unincorporated organization or other form of business or legal entity.

 

1.6                               Federal Income Tax Characterization.  The General Partners and Vornado each intends that (i) the Transaction shall be treated as a contribution of the Contributed Interests by the Contributing Partners to the Operating Partnership solely in exchange for Units and within the scope of Section 721 of the Internal Revenue Code of

 

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1986, as amended (the “Code”), and (ii) the VNO Transaction Sub and any other wholly-owned subsidiary of the Operating Partnership that is involved in the Transaction shall be disregarded for federal income tax purposes.  Each Contributing Partner and Vornado shall treat the Transaction as set forth in this Section 1.6 for all federal income tax purposes.

 

1.7                               Escrow; Appointment of Representatives.

 

(a)                                  At the Closing, the Operating Partnership shall deposit or cause to be deposited in escrow with the escrow agent named in the Escrow Agreement (as defined herein) (the “Escrow Agent”) the Geneva Escrow Units and the Paris Escrow Units (collectively, the “Escrow Units”).  Such Units shall be deposited by the Contributing Partners, and shall be held and released in accordance with the terms of this Agreement and that certain Escrow Agreement dated as of the Closing Date, among the Company, the Operating Partnership, Messrs. Smith and Kogod, each in his capacity as an individual and a Representative, and the Escrow Agent in substantially the form attached hereto as Exhibit C-1 (the “Escrow Agreement”).  The voting, distribution and other rights with respect to the Escrow Units shall be as set forth in the Escrow Agreement.

 

(b)                                 The General Partners are hereby authorized and appointed to act for, and on behalf of, the representatives of any and all of the Contributing Partners (the “Representatives”), (with full power of substitution) in connection with the Transaction or this Agreement, including any assertion of any and all claims for satisfaction of a loss by the Company, the Operating Partnership or certain affiliates pursuant to the terms of this Agreement, the provisions of the Escrow Agreement and the Deposit Escrow Agreement pertaining thereto and all actions and determinations in connection therewith.  The General Partners hereby agree that the Company and the Operating Partnership may rely upon the authority of the Representatives to act without any inquiry.  Each Other Partner electing to become a Contributing Partner hereby designates and appoints the General Partners (either of whom may act) as its true and lawful attorney-in-fact to execute and deliver, in its name, place and stead, the Tax Reporting and Protection Agreement.  Each Other Partner electing to become a Contributing Partner shall be bound by this Section 1.7(b) and all other provisions in this Agreement.

 

1.8                               Transfer Restrictions; Redemption Rights.

 

(a)                                  The Contributing Partners shall not have the right, during the period commencing on the Closing Date and ending on the first anniversary thereof, to sell, pledge, hypothecate, transfer or otherwise dispose of, in whole or in part, directly, indirectly or beneficially, any of the Units issued in connection with the Transaction.  Notwithstanding the foregoing, pursuant to Sections 11.3(A) of the Second Amended and Restated Agreement of Limited Partnership of the Operating Partnership, as heretofore amended and as further amended pursuant to Section 5.3 hereof (the “Vornado Partnership Agreement”), the Company, as general partner of the Operating Partnership, hereby agrees that a Contributing Partner may transfer all or a portion of its Units issued in connection with the Transaction (i) in the case of a Contributing Partner who is an

 

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individual, to his or her Immediate Family, any trust formed solely for the benefit of such Contributing Partner and/or any member of his or her Immediate Family, or any partnership, limited liability company, joint venture, corporation or other business entity in which such Contributing Partner and/or any member of his or her Immediate Family, directly or indirectly, own at least seventy-five percent (75%) of the equity interests, (ii) in the case of a Contributing Partner which is a trust, to the beneficiaries of such trust who are accredited investors (each, an “Accredited Investor”), as such term is defined pursuant to Rule 501 of Regulation D, (iii) in the case of a Contributing Partner which is a partnership, limited liability company, joint venture, corporation, or other business entity, to any of its partners, members, joint venturers, stockholders, or other owners, as the case may be, who directly or indirectly owned interests in the Contributing Partner at the time of the proposed transfer and who are Accredited Investors, (iv) pursuant to a gift or other transfer without consideration, (v) pursuant to applicable laws of descent or distribution, and (vi) to a charitable foundation established and maintained by or on behalf of such Contributing Partner or a member of such Contributing Partner’s Immediate Family.  In the case of any transfer described in clauses (i) through (vi) of the preceding sentence, any transfer must also comply with Sections 11.3(C), 11.3(D), 11.3(E), 11.4 and 11.6 of the Vornado Partnership Agreement and then only if the transferee agrees in a writing satisfactory to the Company, as general partner of the Operating Partnership, acting reasonably, to be bound by the transfer restrictions contained in this Section 1.8(a).  A trust or other entity may be considered formed “for the benefit” of a Contributing Partner’s Immediate Family member even though some other Person has a remainder interest under or with respect to such trust or other entity.  For purposes of this Agreement “Immediate Family” means, in the case of a Partner or a Contributing Partner who is an individual, his or her spouse, parents, descendants (natural, adoptive or by re-marriage), nephews, nieces, brothers, sisters and their respective spouses.

 

Notwithstanding this Section 1.8(a), without the prior written consent of the Operating Partnership, no Contributing Partner may transfer or redeem Escrow Units (which will continue to be subject to the limitations on transfers and redemptions in the Vornado Partnership Agreement) prior to any release of such units pursuant to the terms of the Escrow Agreement.

 

(b)                                 All Units issued pursuant to this Agreement shall contain an appropriate restrictive legend describing the restrictions on transfer that are applicable to such Units.

 

(c)                                  The Units issued pursuant to this Agreement shall have the redemption rights set forth in the Vornado Partnership Agreement, as amended by the Amendment to the Vornado Partnership Agreement attached as Exhibit F hereto.

 

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ARTICLE II

 

THE STUDY PERIOD AND DEPOSIT ESCROW

 

2.1                               Study Period.  The General Partners shall, from the Execution Date until forty-five (45) days after the Execution Date (the “Study Period”), and if Vornado elects to proceed to Closing under the terms of this Agreement then through the Closing Date, provide to Vornado and its representatives access to (x) all documents, contracts, books and records in the possession of the General Partners or the Subject Entities regarding the Property, (y) the employees, consultants and contractors with responsibility for or material information regarding the Property, and (z) such other information as Vornado reasonably deems necessary (the “Due Diligence”).  Notwithstanding the foregoing, the General Partners shall be entitled to withhold documents relating solely to the marketing for sale of the Property.  Vornado may conduct physical inspections and testing of the Property; provided that, Vornado shall promptly restore any damage caused by such testing to its condition prior to such Due Diligence and shall indemnify and defend the Subject Entities and the General Partners from any and all liability which may arise as a result of the performance of the review of the Due Diligence.  The General Partners shall cooperate and shall use commercially reasonable efforts to cause the Subject Entities’ representatives to cooperate fully with Vornado and its representatives in permitting reasonable access to the Property to conduct the Due Diligence.  Such access may be either during normal business hours or after normal business hours after the giving of reasonable advance notice to either of the General Partners or any of their designated representatives.

 

2.2                               Operating Information.  The parties to this Agreement hereby acknowledge that the General Partners delivered the following to Vornado on or prior to the Execution Date, or shall deliver the same to Vornado within one (1) week after the Execution Date:  (i) an initial Rent Roll (as defined herein) dated as of the Execution Date, (ii) a copy of every Space Lease in effect as of the Execution Date, (iii) a list of all Equipment Leases and Operating Agreements and all employees engaged in the management and operation of the Property, including their salaries, and (iv) all surveys, title policies, evidence of zoning and subdivision, development plans, structural plans and specifications, operation and maintenance plans, ADA audits, environmental and engineering reports and studies related to the Property available to the Subject Entities and/or the General Partners (the “Preliminary Diligence Materials”).  At Closing, the General Partners shall represent and warrant that each Rent Roll is true, correct and complete in all material respects.  Prior to the termination of the Study Period, the General Partners will give the Operating Partnership five (5) days’ prior notice of any proposed lease, renewal, option or other modification with a tenant or any letter of intent with a prospective tenant for space at the Property, other than leases of individual residential units in the ordinary course of business.  In addition, notwithstanding any other provision of this Agreement, the parties acknowledge and agree that the Schedules to this Agreement have not been attached hereto on the Execution Date; the General Partners shall use commercially reasonable efforts to cause such Schedules to be prepared and delivered to Vornado within one (1) week after the Execution Date.

 

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2.3                               Termination.  If, in its sole and absolute discretion, Vornado is not satisfied with any of the results of its review of the Due Diligence or the Preliminary Diligence Materials, or if Vornado chooses, for any reason or for no reason, not to proceed with the Transaction, then Vornado shall have the right to terminate this Agreement by giving written notice (“Termination Notice”) to the General Partners in the manner set forth in Section 12.1, on or before the expiration of the Study Period.  Following such notice, Vornado shall be entitled to recover any cash or letter of credit deposited, pursuant to the Deposit Escrow Agreement and any earnings thereon.  In the event that this Agreement is terminated pursuant to this Section 2.3, the parties hereto (except with respect to the indemnification obligation set forth in Section 2.1 and any other continuing obligations specifically provided for in this Agreement) shall be relieved from all further obligation or liability hereunder except that Vornado shall return all materials provided to it pursuant to this ARTICLE II.  In the event that Vornado fails to deliver the Termination Notice as and when required by ARTICLE X, Vornado shall be deemed to have waived its termination right hereunder.

 

2.4                               Confidentiality.  The parties hereto each agree to, and to cause each of its respective subsidiaries or affiliates that is an entity and any employees, agents, officers, directors, shareholders, partners and advisors of itself or any of its subsidiaries or affiliates that are entities to, hold, any nonpublic information now or hereafter acquired from any of the parties in strict confidence and not to use such information for any purpose except in connection with the Transaction or the other transactions contemplated by this Agreement and shall not disclose any such information to any Person other than its own subsidiaries and directors, trustees, officers, employees, accountants, counsel, financial advisors and other representatives and affiliates without the prior written consent of the party whose nonpublic information would be disclosed. 

 

2.5                               Deposit.  Concurrently with the execution of this Agreement, the Operating Partnership shall deposit or cause to be deposited in escrow with the escrow agent named in the Deposit Escrow Agreement the amount of $1,250,000.00 in cash or an irrevocable letter of credit in a form reasonably acceptable to the General Partners and expiring not less than six months after issuance.  Any funds deposited pursuant to the Deposit Escrow Agreement and all earnings thereon shall be held and released in accordance with the terms of this Agreement and that certain Deposit Escrow Agreement of even date herewith among the Company, the Operating Partnership, the General Partners and Walker Title & Escrow Company, Inc., the escrow agent, in substantially the form attached hereto as Exhibit C-2 (the “Deposit Escrow Agreement”).  If the Operating Partnership elects to terminate this Agreement pursuant to Sections 2.3 and 10.1(g), the deposit and all earnings thereon shall be returned to the Operating Partnership.  If this Agreement is not terminated at or prior to the expiration of the Study Period, the amount of the deposit under the Deposit Escrow Agreement shall be increased to $2,500,000.00.  Thereafter, if this Agreement is terminated pursuant to (i) Section 10.1(c) as a result of a failure of the condition set forth in Section 7.3 (other than as a result of a failure of the condition set forth in Section 7.3(f)), or (ii) Section 10.1(e), such deposit and all earnings thereon shall be released to the General Partners.  If this Agreement is terminated other than as set forth in the immediately preceding sentence, including as a result of the failure of a condition to Closing

 

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(including the failure to obtain all necessary consents of the Vornado Board), the deposit and all earnings thereon shall be released to the Operating Partnership in accordance with the terms of the Deposit Escrow Agreement.  At Closing the deposit and all earnings thereon shall be released to the Operating Partnership in accordance with the terms of the Deposit Escrow Agreement.

 

ARTICLE III

 

REPRESENTATIONS AND WARRANTIES OF VORNADO

 

The Company, the Operating Partnership and the VNO Transaction Sub, jointly and severally, represent and warrant to the Contributing Partners as follows, which representations and warranties will be true and will be given as of the date of this Agreement (the “Execution Date”) and the Closing Date will survive the Closing Date as set forth in Section 8.1:

 

3.1                               Organization, Good Standing and Power of the Company and the Operating Partnership.  The Company is a real estate investment trust (“REIT”) duly formed and existing under the laws of Maryland in good standing with the State Department of Assessments and Taxation of Maryland, with the trust power to own, lease and operate its properties and to conduct its business as it is currently being conducted and to enter into and perform its obligations under this Agreement.  The Company is duly qualified as a foreign organization to transact business and is in good standing in each jurisdiction in which such qualification is required, whether by reason of the ownership or leasing of property or the conduct of business, except where the failure to so qualify would not have a material adverse effect on the business, properties, assets, financial condition or results of operations of the Company, the Operating Partnership and the entities in which the Company or the Operating Partnership, directly or indirectly, owns or controls 50% or more of the voting or economic interest (each, a “Vornado Subsidiary” and collectively, the “Vornado Subsidiaries”), taken as a whole (a “Vornado Material Adverse Effect”).  The Company has provided or made available to the General Partners complete and correct copies of its Amended and Restated Declaration of Trust (the “Declaration of Trust”) and Amended and Restated Bylaws (the “Bylaws”), as amended or supplemented to the date of this Agreement (which includes all resolutions of the Board of Trustees of the Company (the “Vornado Board”) taken pursuant to the Declaration of Trust or Bylaws that have the effect of changing or waiving provisions of those documents or designating the terms of equity securities issued pursuant to the Declaration of Trust).  The Operating Partnership has furnished to the General Partners true, correct and complete copies of its Certificate of Limited Partnership and the Vornado Partnership Agreement, both as amended or supplemented to the date of this Agreement.

 

(a)                                  The Company is organized in conformity with the requirements for qualification as a REIT under the Code and currently intends to operate in a manner which allows the Company to continue to meet the requirements for taxation as a REIT under the Code.

 

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(b)                                 The Operating Partnership has been duly formed and is validly existing as a limited partnership in good standing under the laws of the State of Delaware and has the partnership power and authority to own, lease and operate its properties and to conduct its business as it is currently being conducted and is duly qualified as a foreign organization to transact business and is in good standing in each jurisdiction in which such qualification is required, whether by reason of the ownership or leasing of property or the conduct of business, except where the failure to so qualify would not have a Vornado Material Adverse Effect.  The Company is the sole general partner of, and owned an approximately eighty-seven percent (87%) common limited partner interest in, the Operating Partnership as of December 31, 2004.

 

(c)                                  Each Vornado Subsidiary, other than the Operating Partnership, which is covered in paragraph above, has been duly formed and is validly existing in good standing under the laws of the jurisdiction of its organization and has the power and authority to own, lease and operate its properties and to conduct its business as it is currently being conducted and is duly qualified as a foreign organization to transact business and is in good standing in each jurisdiction in which such qualification is required, whether by reason of the ownership or leasing of property or the conduct of business, except where the failure to so qualify would not have a Vornado Material Adverse Effect.

 

3.2                               Capitalization. Each of the Company and the Operating Partnership has the capitalization disclosed in the respective Annual Reports on Form 10-K of the Company and the Operating Partnership for the year ended December 31, 2004 (including all documents incorporated therein by reference) and any reports, schedules, forms, statements and other documents filed with the Commission since January 1, 2005 (collectively, the “Vornado SEC Documents”).  All of the issued and outstanding shares of beneficial interest, par value $.04 per share of the Company (“Vornado Common Shares”) and the issued and outstanding units of beneficial interest in the Operating Partnership have been duly and validly authorized and issued and are fully paid and nonassessable.

 

3.3                               Authorization of this Contribution Agreement.  Each of the Company, the Operating Partnership and the VNO Transaction Sub has the requisite trust, partnership or limited liability company, as the case may be, power and authority to enter into this Agreement and, subject to obtaining the necessary consent of the Vornado Board, to consummate the transactions contemplated by this Agreement to which the Company, the Operating Partnership or the VNO Transaction Sub (as the case may be) is a party.  The execution and delivery of this Agreement by each of the Company, the Operating Partnership and the VNO Transaction Sub and, subject to obtaining the necessary consent of the Vornado Board, the consummation by the Company, the Operating Partnership and the VNO Transaction Sub of the transactions contemplated by this Agreement to which the Company, the Operating Partnership or the VNO Transaction Sub, as the case may be, is a party have been duly authorized by all necessary trust, partnership or limited liability company, as the case may be, action on the part of each of the Company, the Operating Partnership and the VNO Transaction Sub.  This Agreement has been duly executed and delivered by each of the Company, the

 

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Operating Partnership and the VNO Transaction Sub and constitutes a valid and binding obligation of each of the Company, the Operating Partnership, and the VNO transaction Sub, enforceable against each of the Company, the Operating Partnership and the VNO Transaction Sub in accordance with its terms, except as such enforcement may be limited by (i) applicable bankruptcy, insolvency reorganization, moratorium and other laws of general application affecting enforcement of creditors’ rights generally, and (ii) equitable principles of general applicability relating to the availability of specific performance, injunctive relief, or other equitable remedies.

 

3.4                               Financial Statements.  The consolidated financial statements of the Company and the Operating Partnership included in their respective Annual Reports on Form 10-K for the year ended December 31, 2004 (collectively, the “Vornado Financial Statements”) complied as to form in all material respects with applicable accounting requirements and the published rules and regulations of the Commission with respect thereto, have been prepared in accordance with GAAP applied on a consistent basis during the period involved (except as may be indicated in the notes thereto) and fairly presented, in accordance with the applicable requirements of GAAP, the consolidated financial position of the Company and the Vornado Subsidiaries, taken as a whole, as of the dates thereof and the consolidated results of operations and cash flows for the periods then ended, except for liabilities and obligations which would not have a Vornado Material Adverse Effect.  Except as set forth in the Vornado Financial Statements, to the knowledge of the Company, neither the Company nor any Vornado Subsidiary has any liabilities or obligations of any nature (whether accrued, absolute, contingent or otherwise) required by GAAP to be set forth on a consolidated balance sheet of the Company or which, individually or in the aggregate, would have a Vornado Material Adverse Effect.

 

3.5                               Absence of Certain Changes or Events.  Except as disclosed in the Vornado SEC Documents, since December 31, 2004, neither the Company nor any of the Vornado Subsidiaries has sustained an occurrence or circumstance that has had a Vornado Material Adverse Effect (a “Vornado Material Adverse Change”), nor has there been any occurrence or circumstance that with the passage of time would reasonably be expected to result in a Vornado Material Adverse Change.

 

3.6                               Taxes.

 

(a)                                  As used in this Agreement, “Taxes” will include all federal, state, local and foreign income, property, sales, employee withholding, excise and other taxes, tariffs or governmental charges of any nature whatsoever, together with penalties, interest or additions to Tax with respect thereto.

 

(b)                                 The Company, (i) beginning with its taxable year ended December 31, 1993 and through the most recent December 31, has been subject to taxation as a REIT within the meaning of the Code and has satisfied all requirements to qualify as a REIT for such years, (ii) has operated, and intends to continue to operate, in such a manner as to qualify as a REIT for the tax year ending December 31, 2005, and (iii) has not taken or omitted to take any action which would reasonably be expected to result in a

 

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challenge to its status as a REIT, and to the knowledge of Vornado, no such challenge is pending or threatened.

 

(c)                                  The Operating Partnership (i) beginning with its taxable year ended December 31, 1997 has qualified as a partnership for federal income tax purposes (and is not classified as an association taxable as a corporation for federal income tax purposes), (ii) has operated, and intends to continue to operate, in such a manner as to qualify as a partnership and avoid classification as a corporation and (iii) has not taken or omitted to take any action which would reasonably be expected to result in a challenge to its status as a partnership, and to the knowledge of Vornado, no such challenge is pending or threatened.  VNO Transaction Sub is an entity that is disregarded for federal income tax purposes with the Operating Partnership treated for federal income tax purposes as owning all assets owned by VNO Transaction Sub.

 

3.7                               Absence of Conflicts and Defaults.  The execution and delivery of this Agreement and the compliance by Vornado with all of the provisions of this Agreement, and the consummation of the transactions contemplated herein, including the issuance of the Units by the Operating Partnership, and any Common Shares issuable upon the redemption of such Units, will not, conflict with, or result in any violation of, or default (with or without notice or lapse of time, or both) under, or give rise to a right of termination, cancellation or acceleration of any obligation or to loss of a material benefit under, or result in the creation of any Lien upon any of the properties or assets of the Company, the Operating Partnership, the VNO Transaction Sub or any other Vornado Subsidiary under (i) the Declaration of Trust or Bylaws or the comparable organizational documents of any such entity, each as amended or supplemented to the date of this Agreement, (ii) any loan or credit agreement, note, bond, mortgage, indenture, reciprocal easement agreement, lease or other agreement, instrument, permit, concession, franchise or license applicable to the Company, the Operating Partnership, the VNO Transaction Sub or any other Vornado Subsidiary or their respective properties or assets, or (iii) subject to the governmental filings and other matters referred to in the following sentence, any law, ordinance, governmental rule, permit, license, regulation, judgment, order or court decree (collectively, “Laws”) applicable to the Company, the Operating Partnership, the VNO Transaction Sub or any other Vornado Subsidiary or their respective properties or assets, other than, in the case of clause (ii) or (iii), any such conflicts, violations, defaults, rights or Liens that individually or in the aggregate would not (x) have a Vornado Material Adverse Effect, or (y) prevent the consummation of the Transaction.  No consent, approval, order or authorization of, or registration, declaration or filing with, any nation, government, state or political subdivision of or any agency or department of any thereof (collectively, “Governmental Entity”) is required by or with respect to the Company, the Operating Partnership, the VNO Transaction Sub or any other Vornado Subsidiary in connection with the execution and delivery of this Agreement or the consummation by the Company, the Operating Partnership or the VNO Transaction Sub, as the case may be, of any of the transactions contemplated by this Agreement, except for (1) the filing with the Commission of such reports and filings under the Securities Act and under Sections 13(a) and 13(d) of the Exchange Act (as defined herein), as may be required in connection with this Agreement and the transactions contemplated by this Agreement, (2) such filings as may be required in

 

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connection with the payment of any transfer Taxes (as defined herein) and (3) such other consents, approvals, orders, authorizations, registrations, declarations and filings as (A) may be required under (x) federal, state or local environmental laws, or (y) the “blue sky” laws of various states, or (B) which, if not obtained or made, would not, in the aggregate, have a Vornado Material Adverse Effect or prevent the consummation of the Transaction.

 

3.8                               Vornado SEC Documents.  The Company and the Operating Partnership have filed all reports, schedules, forms, statements and other documents required to be filed by them with the Commission since January 1, 2004.  The Vornado SEC Documents, when they became effective or were filed with the Commission, as the case may be, conformed in all material respects to the requirements of the Securities Act or Securities Exchange Act of 1934, as amended (the “Exchange Act”), as applicable, and the rules and regulations of the Commission thereunder, and none of such documents contained an untrue statement of a material fact or omitted to state a material fact required to be stated therein or necessary to make the statements therein not misleading.

 

3.9                               No Securityholder Vote Required.  No votes of the holders of any class or series of the Company’s shares of beneficial interest or any of the unitholders of any class or series of partnership units of the Operating Partnership is necessary (under applicable law or any of such entity’s organizational documents or otherwise) to approve this Agreement and the transactions contemplated hereby.  Other than the necessary consent of the Vornado Board, no trust, partnership or limited liability company action is necessary to approve this Agreement and the transactions contemplated hereby.

 

3.10                        Definition of “Knowledge.”  As used in this Agreement, “knowledge of Vornado,” “knowledge of the Company,” “knowledge of each of the Company and the Operating Partnership” or “knowledge of any Vornado Subsidiary” (or words of similar import) means the actual knowledge of Joseph Macnow.

 

ARTICLE IV

 

REPRESENTATIONS AND WARRANTIES OF
THE GENERAL PARTNERS

 

The General Partners hereby represent and warrant to Vornado as follows, which representations and warranties will be true and will be given as of the Execution Date and the Closing Date and will survive the Closing Date is set forth in Section 8.1.

 

4.1                               Organization, Good Standing and Qualification.  Each of Paris LP, Geneva LP and Rome LP has been duly formed and is validly existing as a limited partnership in good standing under the laws of the Commonwealth of Virginia with partnership power and authority to own, lease and operate its properties and conduct the business in which it is engaged.  Paris LLC has been duly formed and is validly existing as a limited liability company in good standing under the laws of the Commonwealth of Virginia with limited liability company power and authority to own, lease and operate its properties and conduct the business in which it is engaged.   Each Subject Entity is duly qualified to transact business and is in good standing under the laws of each jurisdiction

 

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in which it owns or leases properties, or conducts any business, so as to require such qualification other than in such jurisdictions where the failure to be so qualified or licensed, individually or in the aggregate, would not have a Subject Entities Material Adverse Effect (as defined herein).  The General Partners have furnished or made available to the Company and the Operating Partnership true, correct and complete copies of its Certificate of Limited Partnership and the Limited Partnership Agreement of Paris LP, Geneva LP and Rome LP, each as amended or supplemented to the date of this Agreement, and the Articles of Organization and Operating Agreement of Paris LLC, each as amended or supplemented to the date of this Agreement (collectively, the “Governing Documents”).  The Subject Entities are not in violation of the Governing Documents.

 

4.2                               Enforceability.  This Agreement has been duly executed and delivered by the General Partners and constitutes the legal, valid and binding agreement of the General Partners enforceable against them in accordance with its terms, except as may be limited by (i) applicable bankruptcy, insolvency, reorganization, moratorium and other laws of general application affecting enforcement of creditors’ rights generally, and (ii) equitable principles of general applicability relating to the availability of specific performance, injunctive relief, or other equitable remedies.

 

4.3                               Capital Structure.  The only interests in the Subject Entities outstanding are those membership or partnership interests indicated on Schedule 4.3 which are held by the Persons that are identified as the holders of such interests on Schedule 4.3.  Except as set forth in Schedule 4.3, no interests of the Subject Entities are issued, reserved for issuance or outstanding.  All outstanding interests in the Subject Entities are duly authorized, validly issued, fully paid and nonassessable and not subject to preemptive rights.  There are no bonds, debentures, notes or indebtedness of the Subject Entities or any other entity which give the holder thereof the right to vote (or which are convertible into, or exchangeable for, securities having the right to vote) on any matters on which the holders of interests in the Subject Entities may vote.  Except as set forth in Schedule 4.3 or in the Governing Documents, there are no outstanding securities, options, warrants, calls, rights, convertible securities, commitments, agreements, arrangements or undertakings of any kind to which any of the Subject Entities is a party or by which any of the Subject Entities is bound, obligating any Subject Entity to issue, deliver or sell, or cause to be issued, delivered or sold, additional interests in the Subject Entity to issue, grant, extend or enter into any such security, option, warrant, call, right, commitment, agreement, arrangement or undertaking.  Except as set forth in Schedule 4.3, there are no outstanding contractual obligations of any Subject Entity to repurchase, redeem or otherwise acquire any shares of beneficial interest or other ownership interests in any Subject Entity or to make any material investment (in the form of a loan, capital contribution or otherwise) in any Person.

 

4.4                               No Subsidiaries.  No Subject Entity owns, directly or indirectly, any capital stock or other ownership interest in any Person, other than (i) interests in Environmental Control Associates, (ii) in the case of Paris LLC, an interest in Paris LP, (iii) in the case of Rome LP, an interest in Geneva LP, and (iv) in the case of Paris LP, an interest in Geneva LP.

 

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4.5                               Property; Equipment Leases.  Paris LP is the sole owner of good and marketable title to all Paris Property other than the Paris Real Property, free and clear of all Encumbrances other than the Permitted Mortgage Debt and those Encumbrances set forth on Schedule 4.5(a).

 

(b)                                 Geneva LP is the sole owner of good and marketable title to all Geneva Property other than the Geneva Real Property, free and clear of all Encumbrances other than the Permitted Mortgage Debt and those Encumbrances set forth on Schedule 4.5(b).

 

(c)                                  Paris LLC has good and marketable title to its general partner interest in Paris LP free and clear of all Exceptions.

 

(d)                                 Rome LP has good and marketable title to its limited partner interest in Geneva LP free and clear of all Exceptions.

 

(e)                                  Schedule 4.5(e) sets forth all Equipment Leases in effect on the date hereof for equipment where the remaining payments under a given lease total $10,000 or more, and the General Partners have made available to Vornado true, accurate and complete copies of such Equipment Leases.  Each of the Equipment Leases is in full force and effect and neither the applicable Subject Entity nor, to the knowledge of the General Partners, any other party thereto, is in default in any material respect thereunder and no event has occurred which, with the lapse of time or the giving of notice, or both, would constitute a default in any material respect thereunder.  The equipment owned by the Subject Entities, together with such equipment, if any, as the Subject Entities have the right to use under an Equipment Lease, is sufficient to permit the full operation of the Property for its intended purpose.

 

4.6                               Operating and Other Agreements.  The General Partners have made available to Vornado a true, accurate and complete copy of each maintenance, construction, service or supply contract that affect any portion of the Paris Real Property, Paris Personal Property, Geneva Real Property or Geneva Personal Property (collectively, “Operating Agreements”) in effect as of the date hereof.  All of the Operating Agreements are cancelable without penalty on not more than sixty (60) days’ notice to the other party.  At the Closing, there will be no agreement in effect relating to the provision of management or leasing services to the Property other than the contracts described on Schedule 4.6.

 

4.7                               Noncontravention.  Except in connection with consents set forth in Schedule 4.7, the execution, delivery and performance of this Agreement by the General Partners and the consummation by the Contributing Partners of the Transaction and other transactions contemplated by this Agreement will not conflict with, or result in any violation of, or conflict with, or constitute a default (with or without notice or lapse of time, or both) under, or give rise to a right of termination, amendment, cancellation or acceleration of any obligation or to loss of a material benefit under, or result in the creation of any Lien upon the Contributed Interests under (i) the Governing Documents, (ii) any loan or credit agreement, note, bond, mortgage, indenture, reciprocal easement

 

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agreement, lease or other agreement, instrument, permit, concession, franchise or license applicable to any Subject Entity or by which any property or asset of any Subject Entity is bound or affected, or (iii) any Laws applicable to any Subject Entity or by which any property or asset of any Subject Entity is bound or affected.  No consent, approval, order or authorization of, or registration, declaration or filing with, any third party or Governmental Entity (as defined herein) is required by or with respect to the General Partners in connection with the execution and delivery of this Agreement or the consummation by the Contributing Partners of any of the transactions contemplated by this Agreement, except for (A) such filings as may be required in connection with the payment of any transfer Taxes and (B) such other consents, approvals, orders, authorizations, registrations, declarations and filings as are set forth in Schedule 4.7 or which, if not obtained or made, would not, in the aggregate, have a Subject Entities Material Adverse Effect (as defined herein) or prevent the consummation of the Transaction.

 

4.8                               Absence of Certain Changes or Events.  Since December 31, 2003, each Subject Entity has conducted its business in the ordinary course consistent with its past practices and there has not been (i) any occurrence or circumstance affecting any Subject Entity that has had, or that with the passage of time would reasonably be expected to have, a material adverse effect on the results of operations, assets, business, properties, or financial condition of the Subject Entities, taken as a whole (a “Subject Entities Material Adverse Effect”), (ii) any damage, destruction or loss not covered by insurance (subject to deductibles), (iii) any change in accounting methods, principles or practices by any Subject Entity, except insofar as required by a change in GAAP, (iv) except for distributions of net cash in the ordinary course of business of the Subject Entities, or as set forth in Schedule 4.8, or as otherwise provided for in this Agreement, any declaration, setting aside or payment of any distribution (whether in cash, stock or property) with respect to any interests in any Subject Entity, or (v) any split, combination or reclassification of any interests in any Subject Entity or any issuance or the authorization of any issuance of any other securities in respect of, or in lieu of or in substitution for, or giving the right to acquire by exchange or exercise, its interests.

 

4.9                               Litigation.  Except as set forth in Schedule 4.9, and other than personal injury, routine tort litigation that has arisen from the ordinary course of operation of the Subject Entities and which are covered by adequate insurance (other than deductibles), there is no action, suit or proceeding pending or, to the knowledge of the General Partners, threatened against or affecting the General Partners or Subject Entities which, if determined adversely to the General Partners or Subject Entities, individually or in the aggregate, could reasonably be expected to (A) have a Subject Entities Material Adverse Effect, or (B) prevent the consummation of the Transaction, nor is there any judgment, decree, injunction, rule or order of any Governmental Entity or arbitrator outstanding against the General Partners or Subject Entities having, or which, insofar as reasonably can be foreseen, in the future would have either such effect.

 

4.10                        Intentionally Deleted.

 

4.11                        Space Leases.

 

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(a)                                  With respect to the residential portions of the Property, each of the rent roll provided by the General Partners to the Company and the Operating Partnership dated as of the Execution Date and the rent roll to be provided to the Company and the Operating Partnership at or immediately prior to the Closing pursuant to Section 7.2(a) (each a “Rent Roll” and collectively, the “Rent Rolls”) is accurate and complete in all material respects.  With respect to the non-residential portions of the Property, the General Partners have made or will make available to Vornado true, correct and complete copies of all of such leases or other agreements affecting the occupancy of the Property, including all amendments, modifications, supplements, renewals, extensions and guarantees related thereto (collectively, the “Space Leases”). 

 

(b)                                 Except as set forth on Schedule 4.11(b), there are no leasing commissions or similar payments that are payable in respect of any of the Space Leases.

 

4.12                        Intentionally Deleted.

 

4.13                        Intentionally Deleted.

 

4.14                        Environmental Compliance.  Except as provided in any environmental report furnished to or obtained by the Company and the Operating Partnership with respect to the Property, to the knowledge of the General Partners (i) none of the Subject Entities nor any other Person has caused or permitted (A) the unlawful presence of any Hazardous Materials on the Property, which presence or occurrence would, in the aggregate, have a Subject Entities Material Adverse Effect; or (B) any unlawful spills, releases, discharges or disposal of Hazardous Materials to have occurred or be presently occurring on or from the Property as a result of any construction on or operation and use of the Property which would, in the aggregate, have a Subject Entities Material Adverse Effect; and (ii) the Property and the Subject Entities are in compliance with all applicable Environmental Laws, except to the extent such failure to comply, in the aggregate, would not have a Subject Entities Material Adverse Effect.

 

4.15                        Compliance with Laws and Other Instruments.  Except as set forth in Schedule 4.15, to the knowledge of the General Partners, the Subject Entities are not (i) in violation of any Governing Documents, (ii) in default, and no event has occurred which, with notice or lapse of time or both, would constitute such a default, in the due performance or observance of any term, covenant or condition contained in any indenture, mortgage, deed of trust, loan agreement or other agreement or instrument to which it is a party or by which it is bound or to which any of its properties or assets is subject or (iii) in violation of, and the General Partners have not received any notice of any alleged violation, which has not been cured, of any Laws to which it or its property or assets may be subject or has failed to obtain any license, certificate, franchise or other governmental authorization or permit necessary to the ownership of its property or the conduct of its business, except for any such violations, defaults or failures to comply described in clauses (ii) or (iii) of this Section 4.15 which would not, in the aggregate, have a Subject Entities Material Adverse Effect.

 

4.16                        Intentionally Deleted.

 

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4.17                        Taxes.

 

(a)                                  Except as set forth in Schedule 4.17(a), the Subject Entities have (i) duly and timely filed all tax returns and information returns required to be filed by them (after giving effect to any filing extensions properly granted by a Governmental Entity having the authority to do so) and all such returns are accurate and complete in all material respects and (ii) paid or withheld, as applicable, all Taxes required to be shown on such returns and reports or otherwise required to be paid or withheld, as applicable, by them, and the Subject Entity Financial Statements reflect an adequate reserve for all material Taxes payable by the Subject Entities for all taxable periods and portions thereof through the date of such financial statements, except for such failures that do not have a Subject Entities Material Adverse Effect.  Complete and correct copies of all federal, state and local tax returns and reports for the Subject Entities and all written communications relating thereto have been provided or made available to Vornado.  Since the date of the Subject Entity Financial Statements, the Subject Entities have not incurred any material liability for Taxes other than Taxes incurred in the ordinary course of business.  To the knowledge of the General Partners, no event has occurred, and no condition or circumstance exists, which presents a material risk that any material Taxes described in the preceding sentence with respect to the period described in the said sentence will be imposed upon the Subject Entities or the Property.  Except as set forth in Schedule 4.17(a), or as are reserved for in the Subject Entity Financial Statements, no deficiencies for any Taxes have been assessed or, to the knowledge of the General Partners, proposed or asserted against the Subject Entities or the Property and no requests for waivers of the time to assess such Taxes are pending, except for such deficiencies that do not have a Subject Entities Material Adverse Effect.

 

(b)                                 To the knowledge of the General Partners, the Subject Entities as of the Closing Date, do not own, in the aggregate, securities of any one issuer (other than any other Subject Entity) having a value of more than 10% of the total value of the outstanding securities of such issuer.

 

(c)                                  Each of the Subject Entities and the General Partners, and to the knowledge of the General Partners, the Other Partners, is a “United States person” within the meaning of Section 7701(a)(30) of the Code.

 

(d)                                 To the knowledge of the General Partners, all of the liabilities of the Subject Entities expected to be outstanding as of the Closing qualify as “qualified liabilities” as defined in Treasury Regulations § 1.707-5(a)(6).

 

(e)                                  To the knowledge of the General Partners, the Subject Entities do not currently and, prior to the Closing, will not and will not agree to, directly or indirectly furnish or render services to the tenants of the Real Property or Personal Property, or manage or operate, such property, other than either (i) through an “independent contractor” with respect to the Subject Entities (within the meaning of Section 856(d)(3) of the Code) from whom or which the Subject Entities do not derive or receive any income within the meaning of Section 856(d)(7) of the Code (treating each of the Subject Entities for the purposes of this representation as if it were a “real estate

 

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investment trust” as defined in Section 856(a) of the Code) or (ii) services usually or customarily rendered in connection with the rental of space for occupancy only within the meaning of Treasury Regulations Section 1.512(b)-1(c)(5), or not rendered primarily for the convenience of the occupant of the real property, within the meaning of Treasury Regulations Section 1.512(b)-1(c)(5).

 

(f)                                    To the knowledge of the General Partners, the Subject Entities do not currently and, prior to Closing, will not and will not agree to receive or accrue rent attributable to Personal Property except with respect to a lease of Real Property where the average of the fair market values of the Personal Property at Closing will not exceed 15 percent of the average of the aggregate fair market values at Closing of the Real Property and the Personal Property leased under such lease within the meaning of Section 856(d)(1) of the Code.

 

(g)                                 To the knowledge of the General Partners, the Subject Entities do not currently receive or accrue or have the right to receive or accrue, and, prior to Closing, will not and will not agree to receive or accrue, directly or indirectly, any rent or interest, where the determination of the amount of rent or interest depends, in the case of rent, on the income or profits of any Person from the Property, and, in the case of interest, upon the income or profits of any Person, other than interest or rent that is based on a fixed percentage or percentages of receipts or sales within the meaning of Section 856(d)(2)(A) or Section 856(f)(l)(A) of the Code.

 

4.18                        Vote Required; Consents.  If the Transaction is consummated, other than the consents described on Schedule 4.18, no vote or consent of the holders of any class or series of interests of any Subject Entity is necessary or required to approve this Agreement, the Transaction and any other transaction contemplated hereby.

 

4.19                        Subject Entity Financial Statements; Undisclosed Liabilities.

 

(a)                                  The audited financial statements for each of Paris LP and Geneva LP for the year ended December 31, 2003 (the “Subject Entity Financial Statements”) have been provided to Vornado, and the Subject Entity Financial Statements fairly present the financial position of Paris LP and Geneva LP, respectively, as of the respective dates, and present the results of operations and changes in financial position for the respective periods, indicated therein, on a basis consistent with prior accounting periods (except as may be stated in the notes thereto).

 

(b)                                 Promptly upon completion of the audited financial statements for each of Paris LP and Geneva LP for the year ended December 31, 2004, the General Partners shall provide to Vornado copies of such financial statements and such financial statements shall be considered Subject Entity Financial Statements.

 

(c)                                  There exist no liabilities (whether accrued, contingent, absolute or otherwise) of the Subject Entities except (i) liabilities reflected in the most recent balance sheets included in the Subject Entity Financial Statements, (ii) liabilities incurred in the ordinary course of business by Paris LP or Geneva LP since the date of such balance

 

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sheet that would not be reasonably expected to have a Subject Entities Material Adverse Effect, or (iii) liabilities that are of the type that would not be required to be reflected on a combined balance sheet of the Subject Entities, or in the notes thereto, if such balance sheet were prepared in accordance with GAAP as of the date hereof.

 

(d)                                 The Subject Entity Financial Statements, and any additions thereto with respect to the quarterly periods in 2005, to be included in the Information Statement will present the results of operations and changes in financial position for the respective periods, indicated therein, on a basis consistent with prior accounting periods (except as may be stated in the notes thereto).  Notwithstanding anything to the contrary contained in this Agreement, this representation and warranty will be effective as of the date of this Agreement, the date of the Information Statement and the date of the Closing.  The Subject Entities have, or as of the date of the distribution of the Information Statement will have, received the necessary approvals, if any, of the Subject Entities’ auditors to the inclusion of such financials in the Information Statement.

 

4.20                        Intentionally Deleted.

 

4.21                        Intellectual Property Rights.  To the knowledge of the General Partners, the Subject Entities own and possess all right, title and interest in and to the intellectual property set forth on Schedule 4.21.  The Subject Entities own and possess all right, title and interest in or have a valid and enforceable license to use, all material intellectual property rights used in connection with their businesses, and none of such intellectual property rights is subject to any claim, judgment, injunction, order, decree, pledge, encumbrance or agreement restricting in any material respect the use or licensing thereof by the Subject Entities.  Except as set forth in Schedule 4.21, there are no pending, or, to the knowledge of the General Partners, threatened claims or proceedings (i) alleging that the use or possession by the Subject Entities of any of such intellectual property rights, infringes, misappropriates or violates any third person’s rights; or (ii) challenging the ownership, possession or use of any registration of any such intellectual property rights, and the General Partners are not aware of any grounds for such claims or proceedings.  To the knowledge of the General Partners, no Person is infringing, misappropriating or violating any of such intellectual property rights, except where any such infringement, misappropriation or violation would not have a Subject Entities Material Adverse Effect.

 

4.22                        Investment Company Act of 1940.  No Subject Entity is, or will be at the Closing, an “investment company” as defined in the 1940 Act, and no Subject Entity is controlled by an investment company.

 

4.23                        Intentionally Deleted.

 

4.24                        Employees.  The Subject Entities have no employees (other than any employees of the management companies retained by the Subject Entities that may be deemed to be employees of the Subject Entities as a matter of common law) and have not sponsored, maintained, contributed to or been required to contribute to any “employee benefit plan” within the meaning of Section 3(3) of the Employee Retirement Income Security Act of 1974, as amended (“ERISA”).

 

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4.25                        Related Party Transactions.  Except as set forth in Schedule 4.25, there are no arrangements, agreements or contracts entered into by the Subject Entities with any General Partner or Person who is an executive officer, director of any Subject Entity or any Person who owns more than a five percent (5%) economic or voting interest of any Subject Entity, or any member of the immediate family or affiliates of any of the foregoing.

 

4.26                        Contracts and Debt Instruments.

 

(a)                                  Schedule 4.26(a) sets forth a list of each loan or credit agreement, note, bond, mortgage, indenture or any other primary agreement or instrument pursuant to which any indebtedness of the Subject Entities is outstanding or may be incurred, true and correct copies of which have been made available to Vornado (collectively, “Permitted Mortgage Debt”).  Except as set forth in Schedule 4.26(a), the Subject Entities do not have any derivative instruments outstanding.

 

(b)                                 Except as set forth in Schedule 4.26(b), the Subject Entities are not a party to any agreement which would restrict any of them from prepaying any of their indebtedness without premium or penalty at any time.

 

(c)                                  The Subject Entities do not have any pending claim or, to the knowledge of the General Partners, any threatened claims regarding material continuing contractual liability (A) for indemnification under any agreement relating to the sale of real estate previously owned, whether directly or indirectly, by the Subject Entities or (B) to pay any additional purchase price for any of the Property.

 

(d)                                 The Subject Entities have not entered into, nor is any of them subject, directly or indirectly, to, any tax protection agreements.  As used herein, a “tax protection agreement” is an agreement, oral or written, (A) that has as one of its purposes to permit a Person to take the position that such Person could defer federal taxable income that otherwise might have been recognized upon a transfer of property to the Subject Entity that is treated as a partnership for federal income tax purposes, and that (i) prohibits or restricts in any manner the disposition of any assets of any Subject Entity, (ii) requires that any Subject Entity to maintain, put in place, or replace, indebtedness, whether or not secured by any of the Property or (iii) requires that any Subject Entity offer to any Person at any time the opportunity to guarantee or otherwise assume, directly or indirectly (including through a “deficit restoration obligation,” guarantee (including a “bottom” guarantee), indemnification agreement or other similar arrangement), the risk of loss for federal income tax purposes for indebtedness or other liabilities of any Subject Entity, (B) that specifies or relates to a method of taking into account book-tax disparities under Section 704(c) of the Code with respect to one or more assets of any Subject Entity, or (C) that requires a particular method for allocating one or more liabilities of any Subject Entity under Section 752 of the Code.  The Subject Entities have not entered into any agreements that specify a method of taking into account book-tax disparities under Section 704(c) of the Code with respect to appreciated assets that have been contributed to the Subject Entities.

 

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4.27                        Standstill Agreements.  No Subject Entity is a party to, or bound by, any confidentiality, standstill or similar agreements.

 

4.28                        Brokers and Finders.  No broker, investment banker, financial advisor or other Person, other than Stanger & Co., the fees and expenses of which have previously been disclosed to Vornado, is entitled, or would, assuming the consummation of the Transaction, be entitled, to any broker’s, finder’s, financial advisor’s or other similar fee or commission in connection with the Transaction based upon arrangements made by or on behalf of the General Partners or any Subject Entity.

 

4.29                        Definition of “Knowledge.”  As used in this Agreement, knowledge of the General Partners (or words of similar import) means the actual knowledge of Robert H. Smith and Robert P. Kogod.

 

4.30                        Securities Law Matters.  The General Partners make those acknowledgments, representations, warranties, and agreements of the “Investor” set forth on Exhibit D which by the terms of Exhibit D apply to the General Partners.

 

4.31                        Evidence of Partnership Interests.  The only document that has been distributed by any Subject Entity to any member or partner of such Subject Entity evidencing such member’s or partner’s interest in the Subject Entity is a copy of the Governing Documents, including a then-current Schedule “A” thereto, and no certificates or other evidences of interest in any Subject Entity has ever been issued to any member or partner in any Subject Entity.

 

ARTICLE V

 

COVENANTS

 

5.1                               Execution of Tax Reporting and Protection Agreement.  On the Closing Date, the Company, the Operating Partnership and the VNO Transaction Sub shall enter into the Tax Reporting and Protection Agreement in substantially the form attached hereto as Exhibit E, with Messrs. Smith and Kogod, in their capacity as Members, General Partners and Limited Partners of the Subject Entities and in their capacity as the Representatives of and for the benefit of each Contributing Partner (the “Tax Reporting and Protection Agreement”).

 

5.2                               Information Statement.

 

(a)                                  Each of the General Partners, the Company and the Operating Partnership shall use its commercially reasonable efforts to cause the timely preparation and mailing of an information statement in respect of the solicitation of the agreement of each Other Partner to contribute its interests in the Subject Entities as part of the Transaction (the “Information Statement”).  Vornado shall cause the preparation of the Information Statement, subject to consent of the General Partners, not to be unreasonably withheld, delayed or conditioned.  Vornado’s obligation to mail the Information Statement shall be conditioned on Vornado’s receiving a “comfort” letter from Hariton,

 

 

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Mancuso & Jones, P.C., independent public accountants for Paris LP and Geneva LP, of the kind contemplated by the Statement of Auditing Standards with respect to Letters to Underwriters promulgated by the American Institute of Certified Public Accountants (the “AICPA Statement”), dated as of the date of the Information Statement, addressed to the Company, the Vornado Board and the Operating Partnership, in form and substance reasonably satisfactory to the Company and the Operating Partnership, concerning the procedures undertaken by Hariton, Mancuso & Jones, P.C. with respect to the financial statements and information of Paris LP and Geneva LP contained in the Information Statement and the other matters contemplated by the AICPA Statement and otherwise customary in scope and substance for letters delivered by independent public accountants in connection with transactions such as those contemplated by this Agreement.

 

(b)                                 The General Partners shall recommend to each of the Other Partners that they participate in the Transaction and shall use commercially reasonable efforts to obtain in a timely manner the level of participation described in Section 7.2(c).  Notwithstanding the foregoing, the General Partners’ obligations under this Section 5.2(b) shall be conditioned upon the receipt by the General Partners, on or before the Expiration of the Study Period, of the fairness opinion of Robert A. Stanger & Co., Inc. (“Stanger & Co.”), the General Partners’ financial advisor (the “Fairness Opinion”), to the effect that, subject to the matters and assumptions set forth in such opinion, (i) the consideration to be received by Contributing Partners pursuant to the Transaction in the aggregate is fair to such Contributing Partners from a financial point of view and (ii) the allocation of the Exchange Value pursuant to this Agreement (i.e., a percentage equal to the Paris Allocation being allocated to the Paris Specific Property and a percentage equal to the Geneva Allocation being allocated to the Geneva Property, in each case without taking into account the net Closing Date Prorations); provided, however, that Vornado shall have the right, but not the obligation, to modify the Paris Allocation and the Geneva Allocation to the extent necessary to cause the Fairness Opinion to satisfy clause (ii) of the foregoing condition, so long as the sum of the Paris Allocation and the Geneva Allocation is 100%.

 

(c)                                  The General Partners shall (i) cause Paris LP and Rome LP, in their capacities as limited partners of Geneva LP, to consent to the admission of the VNO Transaction Sub as a general partner of Geneva LP and such other modifications of the Geneva LP Governing Documents as are described on Schedule 7.2(d); and (ii) recommend to each of the Other Partners who are limited partners of Geneva LP that they consent to such matters and shall use commercially reasonable efforts to obtain the consents to such matters described in Section 7.2(d).

 

(d)                                 Without limiting the terms of Section 5.2(b), the General Partners shall cooperate with the Company and the Operating Partnership in the preparation of the Information Statement and shall provide such information regarding the Subject Entities and the Other Partners as the Company and the Operating Partnership may reasonably request for purposes of the Information Statement and for the solicitation of participation by the Other Partners with respect to the Transaction.  All such information shall, to the knowledge of the General Partners, be true, accurate and complete in all material respects.  The General Partners shall promptly respond to inquiries and requests for

 

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information from the Other Partners and inform the Operating Partnership of such inquiries.

 

5.3                               Vornado Partnership Agreement Amendment.  The Company and the Operating Partnership shall cause the Vornado Partnership Agreement to be amended at or prior to the Closing by approving, executing and adopting an amendment to the Vornado Partnership Agreement substantially in the form attached hereto as Exhibit F (the “Vornado Partnership Agreement Amendment”).

 

5.4                               Assignments of Interest; Limited Partner Acceptance Agreements for the Vornado Partnership Agreement.  At the Closing, each General Partner shall execute and deliver to the Operating Partnership (i) an assignment of such General Partner’s Interests Contributed Interests, including warranty of title, substantially in the form attached hereto as Exhibit A, and (ii) a Limited Partner Acceptance Agreement, accepting the terms of such Limited Partner Acceptance Agreement, including the terms of the Vornado Partnership Agreement, substantially in the form attached hereto as Exhibit B.  The Operating Partnership and the General Partners shall require that each Contributing Partner execute and deliver to the Operating Partnership (i) an assignment of Contributed Interests substantially in the form attached hereto as Exhibit A and (ii) a Limited Partner Acceptance Agreement substantially in the form attached hereto as Exhibit B, as conditions to the delivery of any Units issued in the Transaction (including units to be deposited pursuant to the Escrow Agreement) to such Contributing Partner.

 

5.5                               Reservation of Vornado Common Shares.  The Company shall cause to be reserved a sufficient number of Vornado Common Shares to satisfy its obligation to redeem Units (if the Company were to elect to issue Vornado Common Shares upon such redemption) pursuant to the terms of the Vornado Partnership Agreement; provided that the number of Vornado Common Shares so reserved shall be subject to reduction as Units are redeemed (in exchange for either Vornado Common Shares or cash) over time.

 

5.6                               Registration Rights Agreements.  At the Closing, the Company shall enter into (a) a Registration Rights Agreement in substantially the form attached hereto as Exhibit G-1 between the Company and the Contributing Partners other than Messrs. Smith and Kogod, Clarice R. Smith, Arlene R. Kogod and Charles E. Smith Management, Inc., and (b) an amendment in substantially the form of Exhibit G-2 to the Registration Rights Agreement dated as of January 1, 2002, as amended, between the Company and Messrs. Smith and Kogod, Clarice R. Smith, Arlene R. Kogod and Charles E. Smith Management, Inc., in each case for the benefit of the parties named therein with respect to the Vornado Common Shares issued upon redemption of the Units issued to such Persons (or their beneficiaries) in connection with the Transaction (collectively, the “Registration Rights Agreements”).

 

5.7                               Title Insurance.  The General Partners shall cooperate with Vornado in obtaining a survey update and title insurance (including a commercially reasonable non-imputation endorsement) with respect to the Property.

 

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5.8                               Distributions. Prior to or following the Closing, the General Partners shall not permit the Subject Entities to make any distributions to the Partners other than regular monthly distributions of net cash flow in the ordinary course of business and consistent with historical practices, but specifically excluding special distributions in excess of regular monthly distributions.

 

5.9                               Maintenance of Subject Entities.  Notwithstanding anything to the contrary contained in this Agreement, from and after the Execution Date until the date on which each of the Contributing Partners has executed and delivered a Limited Partner Acceptance Agreement, the General Partners shall not dissolve the Subject Entities and shall take all necessary actions to maintain the good standing and foreign qualifications, as necessary, of the Subject Entities until such date.

 

ARTICLE VI

 

CERTAIN COVENANTS PENDING THE TRANSACTION

 

The parties hereto hereby covenant and agree that subsequent to the Execution Date and until the Closing:

 

6.1                               Restrictions on Transfers of Interests in the Subject Entities.  To the extent permitted under the Governing Documents, from the Execution Date until the Closing Date, the General Partners shall prohibit or prevent any transfers by (i) any Other Partner of its interest in any Subject Entity, (ii) Paris LLC, Paris LP and Rome LP of their respects interests in Paris LP and/or Geneva LP, and (iii) Paris LP or Geneva LP of any interest in the Property.  Each of the General Partners hereby agrees that, from the date hereof until the earlier of the Closing Date or the termination of this Agreement, he will not consent to the substitution of a limited partner of any Subject Entity pursuant to the Governing Documents without the prior written consent of Vornado.

 

6.2                               Consummation of Transaction.  Each of the General Partners and Vornado shall in good faith use its commercially reasonable efforts to fulfill or obtain the fulfillment of the conditions to the Closing and to obtain all required consents or approvals necessary or desirable for the consummation of the Transaction.

 

6.3                               Conduct of Business by the Subject Entities Pending the Transaction.  During the period from the Execution Date to the Closing, the General Partners shall use commercially reasonable efforts to cause the Subject Entities to (i) maintain, repair, operate and lease (subject to the express restrictions on leasing set forth in this Agreement) the Property in substantially the same manner as heretofore conducted, subject to such ordinary wear and tear as may, in the ordinary course of business remain uncorrected at the Closing and except for such changes as are expressly required or permitted by this Agreement, and, to the extent consistent therewith, use commercially reasonable efforts to preserve intact their current business organization, goodwill, and ongoing businesses, (ii) maintain insurance policies on the Property of the same kind and same amount as the insurance policies in effect with respect to the Property on the Execution Date, (iii) confer on a regular basis with representatives of the Operating

 

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Partnership regarding material matters relating to such businesses, (iv) promptly notify the Operating Partnership of any material emergency or other material change in the condition (financial or otherwise), business, properties, assets, liabilities, prospects or the normal course of its businesses or in the operation of the Property, or of any material governmental complaints, investigations or hearings (or communications indicating that the same may be contemplated), and (v) duly and timely file all reports, tax returns and other documents required to be filed with federal, state, local and other authorities, subject to extensions permitted by law, provided such extensions do not adversely affect the status of each Subject Entity as a partnership under the Code.

 

Without limiting the generality of the foregoing, during the period from the Execution Date to the Closing, except as set forth in Schedule 6.3, or as otherwise contemplated by this Agreement, including Section 5.10, without the written consent of the Operating Partnership, the General Partners shall not cause or permit any Subject Entity to:

 

(a)                                  (i)                                     except as expressly permitted by this Agreement or the distributions of the Subject Entities in the ordinary course of their business and consistent with historical practices, declare, set aside or pay dividends on, or make any other distributions in respect of, the beneficial interests or any ownership interests of the Subject Entities, (ii) split, combine or reclassify any beneficial interests or any other ownership interests or issue or authorize the issuance of any other securities in respect of, in lieu of or in substitution for shares of such beneficial interest, partnership interests or other ownership interests, or (iii) purchase, redeem or otherwise acquire any shares of beneficial interest, partnership interests, “phantom units” or other ownership or similar interests or any options, warrants or rights to acquire, or security convertible into, shares of such beneficial interest, such partnership interests or such other ownership interests;

 

(b)                                 issue, deliver or sell, or grant any option or other right in respect of, any voting securities, shares of beneficial interest, partnership interests or other ownership interests of the Subject Entities or any securities convertible into, or any rights, warrants or options to acquire, any such voting securities, shares of beneficial interest, partnership interests, other ownership interests or convertible securities;

 

(c)                                  amend the Governing Documents;

 

(d)                                 merge or consolidate with any other Person;

 

(e)                                  in any transaction or series of transactions involving capital, securities or other assets or indebtedness of any Subject Entity, without first obtaining the prior written consent of the Operating Partnership: (i) sell, lease (excluding tenant leases, letters of intent or agreements related thereto for which a notice is required pursuant to this Agreement) or otherwise dispose of the Property (or any interests therein or portions thereof) or any other material assets or businesses, or assign or encumber the right to receive income, dividends, distributions and the like from such assets or businesses; or (ii) incur any indebtedness for borrowed money or guarantee any such indebtedness of another Person, issue or sell any debt securities or warrants or other rights to acquire any

 

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debt securities of the Subject Entities, enter into any “keep well” or other arrangements to maintain any financial statement condition of another Person or enter into any arrangement having the economic effect of any of the foregoing, prepay or refinance any indebtedness or make any loans, advances or capital contributions to, or investments in, any other Person;

 

(f)                                    make any tax election (unless required by law or necessary to preserve the status of each Subject Entity for federal income tax purposes either as a partnership or an entity that is disregarded as a separate entity);

 

(g)                                 (i) change in any material manner any of its methods, principles or practices of accounting from those upon which the Subject Entity Financial Statements were prepared or (ii) make or rescind any express or deemed election relating to taxes, settle or compromise any claim, action, suit, litigation, proceeding, arbitration, investigation, audit or controversy relating to taxes, except in the case of settlements or compromises relating to certiorari proceedings with respect to real estate taxes for any years for which the applicable real estate tax returns are not closed, or change any of its methods of reporting income or deductions for federal income tax returns for the most recently completed taxable year except, in the case of clause (i), as may be required by the Commission, applicable law or GAAP;

 

(h)                                 subject to Section 6.3(i), pay, discharge, settle or satisfy any claims, liabilities or obligations (absolute, accrued, asserted, contingent or otherwise), other than the payment, discharge or satisfaction of any of the foregoing in the ordinary course of business consistent with past practice or in accordance with their terms, of liabilities reflected or reserved against in, or contemplated by, the Subject Entity Financial Statements (or the notes thereto) or incurred in the ordinary course of business consistent with past practice;

 

(i)                                     settle any litigation claims against the Subject Entities that are not covered by insurance (other than deductibles), including any class action or other claims arising out of or in connection with the Transaction, except in the ordinary course of business consistent with past practice;

 

(j)                                     make any loans, advances or capital contributions to, or investments in, any other Person;

 

(k)                                  distribute any casualty, condemnation or other disposition proceeds;

 

(l)                                     prior to the termination of the Study Period, enter into, modify, renew or extend (pursuant to an option agreement or otherwise) a lease with a tenant or enter into a letter of intent with a prospective tenant for space at the Property without providing at least five (5) days’ prior notice to the Operating Partnership, other than leases of individual residential units in the ordinary course of business;

 

(m)                               after the termination of the Study Period, enter into or modify a lease with a tenant or a letter of intent with a prospective tenant for space at the Property,

 

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other than (i) leases for which a signed letter of intent has been entered into and disclosed to the Company and the Operating Partnership prior to the Execution Date and (ii) leases of individual residential units with individual tenants in the ordinary course of business; or

 

(n)                                 enter into or modify any Operating Agreements, except for any such agreements that are cancelable by the Subject Entities without penalty on not more than sixty (60) days’ notice to the other party.

 

6.4                               Other Actions.  The General Partners shall not, subject to the Governing Documents, loan agreements binding on the Subject Entities and the fiduciary duties of the General Partners, take or omit to take any action in bad faith that would result in (i) any of the representations and warranties of the General Partners (without giving effect to any “knowledge” qualifications) set forth in this Agreement that are qualified as to materiality becoming untrue, (ii) any of such representations and warranties (without giving effect to any “knowledge” qualifications) that are not so qualified becoming untrue in any material respect or (iii) except as contemplated by this Agreement, any of the conditions to the Transaction set forth in ARTICLE VII not being satisfied.

 

6.5                               Commercially Reasonable Efforts; Notification

 

(a)                                  Subject to the terms and conditions herein provided, Vornado and the General Partners shall: (i) use all commercially reasonable efforts to cooperate with one another in (A) determining which filings are required to be made prior to the Closing with, and which consents, approvals, permits or authorizations are required to be obtained prior to the Closing from, Governmental Entities and any third parties in connection with the execution and delivery of this Agreement and the consummation of the Transaction and the other transactions contemplated hereby and (B) timely making all such filings and timely seeking all such consents, approvals, permits and authorizations; (ii) use all commercially reasonable efforts to obtain in writing any consents required from third parties to effectuate the Transaction, such consents to be in form reasonably satisfactory to Vornado and the General Partners; and (iii) use all commercially reasonable efforts to take, or cause to be taken, all other actions and do, or cause to be done, all other things necessary, proper or appropriate to consummate and make effective the Transaction.  If at any time after the Closing, any further action is necessary or desirable to carry out the purpose of this Agreement, the proper officers and trustees of the Company, and, where appropriate, the General Partners, shall take all such necessary or desirable action.

 

(b)                                 The General Partners shall give prompt notice to the Company and the Operating Partnership, and the Company and the Operating Partnership shall give prompt notice to the General Partners, of the failure by it to comply with or satisfy in any material respect any covenant, condition or agreement to be complied with or satisfied by it under this Agreement; provided, however, that no such notification shall affect the covenants or agreements of the parties or the conditions to the obligations of the parties under this Agreement.

 

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6.6                               Public Announcements.  The General Partners shall not issue any press release or make any written public statement with respect to the Transaction without the consent of Vornado, except as may be required, based upon advice of counsel, by applicable law or pursuant to court process (in each of which event the disclosing party shall consult with Vornado before issuing, and provide Vornado the opportunity to review and comment upon, any such press release or other public statement).  The parties agree that any press release to be issued with respect to the Transaction shall be prepared and issued by Vornado.

 

6.7                               Tax Matters.  Each of the Company and the Operating Partnership and the General Partners shall use its commercially reasonable efforts before and after the Closing to cause the Transaction to be treated as described in Section 1.6 and to obtain the opinions of counsel referred to in Sections 7.3(f) and 7.3(g).

 

6.8                               Estoppels.  The General Partners shall before the Closing obtain (a) lease status reports for all General Services Administration (the “GSA”) Space Leases as of the date of the Rent Roll (the “GSA Lease Summaries”), and (b) certificates in form and substance reasonably acceptable to the Operating Partnership from each of the tenants of the Property as of the date of the Rent Roll (other than tenants of individual residential units) (the “Tenant Estoppels”) certifying the term of such lease (including all renewal options) and that, as of the date of the applicable certificates, such tenant’s Space Lease is in full force and effect, there are no existing defaults by any Subject Entity which are known to the tenant, that there are no defaults by the tenants and containing certifications as to such other matters as the Operating Partnership shall request.  If by the time the other conditions to Closing are satisfied, the General Partners have only obtained GSA Lease Summaries or Tenant Estoppels from tenants that in the aggregate lease at least seventy-five percent (75%) of the leasable space in the Property (excluding, for this purpose, any space that consists of individual residential units), Vornado may elect to delay the Closing Date for a period of thirty (30) days to enable the General Partners to obtain the remaining summaries and/or estoppels.  If the General Partners remain unable to obtain any such GSA Lease Summaries and/or Tenant Estoppels after reasonable efforts, the General Partners may elect to substitute a General Partner estoppel, in form and substance reasonably acceptable to the Operating Partnership in lieu of Tenant Estoppel certificates from tenants that individually lease less than five percent (5%) of the leasable space in the Property and in the aggregate less than ten percent (10%) of the leasable space in the Property (excluding, for these purposes, space that consists of individual residential units).

 

6.9                               Permits.  The General Partners shall cause the Subject Entities to (i) maintain all material Permits in full force and effect, (ii) make timely filings of all reports, statements, renewal applications and other required documents, and (iii) make timely payments of all fees and charges in connection therewith that are required to keep such Permits in full force and effect.

 

6.10                        Binding Commitments.  Except as otherwise expressly provided herein, the General Partners shall not permit any Subject Entity to make any material commitments or representations to any applicable government authorities, any adjoining

 

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or surrounding property owners, any tenants, any civic association, any utility or any other similar Person that would in any manner restrict the current use of the Property and be binding upon any Subject Entity or the Property without the Company’s and the Operating Partnership’s prior written consent in each case.

 

6.11                        Certain Actions of General Partners.  Each General Partner hereby consents to and approves the Transaction, and the other transactions contemplated by this Agreement and agrees to grant, execute and deliver such further consents, approvals and authorizations, and to take such other actions, in his capacity as a member, general partner and/or limited partner of the Subject Entities as shall be necessary or reasonably requested by the Operating Partnership or the VNO Transaction Sub at, prior to or following the Closing in order to cause the compliance and performance with the terms of this Agreement and to consummate and evidence the consummation (if any) of the Transaction and the other transactions contemplated by this Agreement.  Without limiting the foregoing, each of the General Partners shall:

 

(a)                                  recommend that the Other Partners agree to participate in the Transaction in accordance with the Information Statement, subject to Section 5.2(b);

 

(b)                                 vote in favor of the Transaction and the other transactions contemplated by this Agreement, to the extent that any such vote is required under the Governing Documents and if and to the extent such General Partner is entitled to do so; and

 

(c)                                  repay any and all outstanding promissory notes, loans or other indebtedness of such General Partner to the Subject Entities on or prior to the Closing Date.

 

Notwithstanding anything to the contrary contained in this Agreement, the General Partners shall not be obligated to perform any action required by the terms of this Section 6.11 or of Section 5.2(a) if and to the extent that the General Partners determine in good faith, based upon the advice of outside counsel to the General Partners, that the performance of such action by them would cause them to violate their duties to the Other Partners imposed by the Governing Documents or applicable law.

 

6.12                        No Negotiations.  So long as this Agreement remains in effect, the General Partners shall not, and shall use commercial reasonable efforts to cause each Subject Entity not to, (i) consider any offer from any other Person for the purchase or other acquisition, directly or indirectly, of the beneficial ownership interests in the Subject Entities, the Property or any interest therein (an “Acquisition Proposal”); (ii) solicit any offer from any Person or enter into any negotiations with respect to any such purchase or other acquisition, directly or indirectly, of the Property or any interest therein; (iii) provide any confidential or non-public information or data to, or afford access to properties, books or records to, any Person relating to, or that may reasonably be expected to lead to, an Acquisition Proposal; or (iv) enter into any letter of intent, agreement in principle or agreement relating to an Acquisition Proposal, or propose publicly to agree to do any of the foregoing, or otherwise facilitate or cooperate in any

 

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effort or attempt to make or implement an Acquisition Proposal.  The General Partners acknowledge that they have concluded that the Transaction proposed by the Company and the Operating Partnership and as provided for herein is the most favorable to the members and partners of each of the Subject Entities, and that it is fair and reasonable in such circumstances for the Company and the Operating Partnership to require this covenant as a condition and inducement to its entering into this Agreement.

 

6.13                        Pre-Closing Disclosure of Breaches of Representations; Obligation to Cure.

 

(a)                                  Notification by General Partner of their Breach.  If (i) any General Partner obtains knowledge that any matter or event shall have occurred between the date hereof and the Closing Date that is not expressly permitted under any provision of this Agreement and that makes or will make any warranty or representation of the General Partners untrue in any material respect as of the Closing Date or (ii) any General Partner discovers that any warranty or representation was inaccurate in any material respect as of the date hereof, then, in either case, the General Partners shall give Vornado notice thereof promptly after obtaining such knowledge and in any event prior to the Closing.  If the General Partners do so, they shall not be liable to Vornado following the Closing for the breach of the warranty or representation in question that results from the occurrence of such matter, event or inaccuracy.  Notwithstanding the delivery of such notice, in no event shall Vornado be obligated to close hereunder unless the conditions precedent to Vornado’s obligation to close set forth in this Agreement (including in Section 7.2(a)) shall have been fulfilled.

 

(b)                                 Vornado Knowledge of General Partner’s Breach.  If Vornado has knowledge on the date hereof that any of the General Partners’ warranties or representations is untrue in any respect, then the breach by the General Partners of the warranties and representations as to which Vornado shall have such knowledge shall be deemed waived by Vornado and the General Partners shall not be deemed in default hereunder and shall have no liability to Vornado or its successors or assigns in respect thereof.  If, after the date hereof and prior to the Closing, Vornado obtains knowledge that any of the representations or warranties made herein by the General Partners is untrue, inaccurate or incorrect in any material respect (other than as a result of receipt of written notice thereof from the General Partners), Vornado shall give the General Partners notice thereof promptly after obtaining such knowledge and in any event prior to the Closing and the General Partners shall not be liable to Vornado following the Closing for the breach of such warranties or representations.  Notwithstanding the provisions of the preceding sentence, in no event shall Vornado be obligated to close hereunder unless the conditions precedent to Vornado’s obligation to close set forth in this Agreement (including in Section 7.2(a)) shall have been fulfilled.

 

(c)                                  General Partners’ Obligation to Cure Breach.  If, at or prior to the Closing, any General Partner knows or obtains knowledge, by reason of notice from Vornado or otherwise, that any of the representations or warranties made by the General Partners herein are untrue, inaccurate or incorrect in any material respect, the General Partners shall be obligated to use commercially reasonable efforts to cure or correct the

 

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underlying circumstances as necessary to eliminate the adverse effect on Vornado of such breaches or inaccuracies, which commercially reasonable efforts shall include the expenditure of up to $575,000 in the aggregate for the cure or correction of all such breaches or inaccuracies to the extent that it is possible to effect such cure or correction through the expenditure of funds.  Notwithstanding anything else in this Agreement, the scheduled Closing hereunder shall be extended, but not beyond August 31, 2005, in order to provide to the General Partners sufficient time to effect such cure or correction.

 

(d)                                 Notification by Vornado of its Breach.  If (i) Vornado obtains knowledge that any matter or event shall have occurred between the date hereof and the Closing Date that is not expressly permitted under any provision of this Agreement and that makes or will make any warranty or representation of Vornado untrue in any material respect as of the Closing Date or (ii) Vornado discovers that any warranty or representation was inaccurate in any material respect as of the date hereof, then, in either case, Vornado shall give the General Partners notice thereof promptly after obtaining such knowledge and in any event prior to the Closing.  If Vornado does so, it shall not be liable to the General Partners following the Closing for the breach of the warranty or representation in question that results from the occurrence of such matter, event or inaccuracy.  Notwithstanding the delivery of such notice, in no event shall the Contributing Partners be obligated to close hereunder unless the conditions precedent to their obligation to close set forth in this Agreement (including in Section 7.3(a)) shall have been fulfilled..

 

(e)                                  General Partners’ Knowledge of Vornado’s Breach.  If any General Partner has knowledge on the date hereof that any of Vornado’s warranties or representations is untrue in any respect, then the breach by Vornado of the warranties and representations as to which a General Partner shall have such knowledge shall be deemed waived by the General Partners and Vornado shall not be deemed in default hereunder and shall have no liability to the Contributing Partners.  If, after the date hereof and prior to the Closing, any General Partner obtains knowledge that any of the representations or warranties made herein by Vornado is untrue, inaccurate or incorrect in any material respect (other than as a result of receipt of written notice thereof from Vornado), the General Partners shall give Vornado notice thereof promptly after obtaining such knowledge and in any event prior to the Closing and Vornado shall not be liable to the Contributing Partners following the Closing for the breach of such warranties or representations.  Notwithstanding the provisions of the preceding sentence, in no event shall the Contributing Partners be obligated to close hereunder unless the conditions precedent to their obligation to close set forth in this Agreement (including in Section 7.3(a)) shall have been fulfilled.

 

ARTICLE VII

 

CONDITIONS TO THE
CONSUMMATION OF TRANSACTION

 

7.1                               Conditions to Each Party’s Obligation to Effect the Transaction.  The respective obligation of each party to effect the Transaction and to consummate the other

 

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transactions contemplated to occur at the Closing is subject to the satisfaction or waiver on or prior to the Closing of the following conditions:

 

(a)                                  No Injunctions or Restraints.  No temporary restraining order, preliminary or permanent injunction or other order issued by any court of competent jurisdiction or other legal restraint or prohibition preventing the consummation of the Transaction or any other transaction contemplated by this Agreement shall be in effect.

 

(b)                                 Blue Sky Laws.  The Company and the Operating Partnership shall have received all state securities or “blue sky” permits and other authorizations necessary to issue the Units issuable in the Transaction.

 

(c)                                  Consent of Gould General Partners.  Kingdon Gould, Jr. and Kingdon Gould III (collectively, “Gould General Partners”), as members and general partners of the Subject Entities, shall have (i) consented to the Transaction and the admission of the VNO Transaction Sub as a member of Paris LLC, as a general partner of Geneva LP and Rome LP, and as a limited partner of Paris LP, Geneva LP and Rome LP, (ii) waived any right of first refusal or other right to purchase the interests of the Contributing Partners arising as a result of the Transaction, and consented to the waiver of any such right held by the Subject Entities, and (iii) agreed to the modifications of the Governing Documents described on Schedule 7.1(c), all in form and substance satisfactory to Vornado.

 

(d)                                 Consent of Board of Trustees.  The Company shall have received all necessary consents from the Vornado Board approving the Transaction.  After the expiration of the Study Period, if this Agreement is terminated as a result of the failure of the Company to receive all necessary consents, the deposit and all earnings thereon shall be released to the Operating Partnership in accordance with the terms of the Deposit Escrow Agreement.

 

(e)                                  Consent of Existing Lender.  Bayerische Vereinsbank AG, New York Branch shall have issued to the General Partners and Vornado such consents to the Transaction as may be required pursuant to the terms of the Permitted Mortgage Debt.

 

7.2                               Conditions to the VNO Transaction Sub’s Obligation to Consummate the Transaction.  Anything to the contrary notwithstanding, the parties to this Agreement expressly agree that the obligation of the VNO Transaction Sub to consummate the Transaction is conditioned upon the satisfaction (or waiver by the VNO Transaction Sub in its sole discretion) of each of the following conditions at or prior to the Closing (or such earlier date as specified with respect to a particular condition):

 

(a)                                  Representations and Warranties.  The representations and warranties of the General Partners set forth in this Agreement shall be true and correct in all material respects (determined without giving effect to any materiality qualification or limitation in any individual representation or warranty) as of the Closing Date, without reference to any modifications as to which Vornado obtains knowledge after the date hereof and prior to the Closing, by reason of any notice delivered by the General Partners

 

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pursuant to Section 6.13 or otherwise, but subject to changes resulting from the operation of the Property between the date hereof and the Closing Date in accordance with the provisions of Section 6.3 and changes expressly permitted pursuant to the terms of this Agreement.  The Company and the Operating Partnership shall have received a certificate (which certificate may be qualified by “knowledge” to the same extent as such representations and warranties are so qualified) signed on behalf of the General Partners to such effect.  In addition, such certificate shall contain a list and copies of any Space Leases, Equipment Leases, and Operating Agreements entered into after the date hereof in accordance with the terms of this Agreement, or otherwise not delivered to the Operating Partnership as of the date hereof, and in effect as of the Closing Date, each of which the General Partners shall certify to be true, correct and complete as of the Closing, and a Rent Roll (in form similar to the Rent Roll provided as of the Effective Date), dated as of the Closing Date, which the General Partners shall certify to be true, correct and complete in all material respects as of such date.

 

(b)                                 Performance of Obligations of the General Partners.  The General Partners shall have performed in all material respects all obligations required to be performed by them under this Agreement at or prior to the Closing and the Company and the Operating Partnership shall have received a certificate signed by the General Partners, in such capacity, certifying to such effect.

 

(c)                                  Participation of Other Partners.  The Contributed Interests owned by the Other Partners electing to participate in the Transaction, together with the Contributed Interests of the General Partners, shall represent an aggregate Paris Percentage of not less than thirty percent (30%) and an aggregate Geneva Percentage of not less than thirty percent (30%).

 

(d)                                 Consent of Geneva LP Partners.  All of the partners of Geneva LP shall have consented to the admission of the VNO Transaction Sub as a general partner of Geneva LP and such other modifications of the Geneva LP Governing Documents as are described on Schedule 7.2(d).

 

(e)                                  Opinion.  Vornado shall have received an opinion letter dated the Closing Date from Grossberg, Yochelson, Fox & Beyda, LLP in the form as the parties reasonably shall agree.

 

(f)                                    Comfort Letter.  Vornado shall have received a comfort letter from Hariton, Mancuso & Jones, P.C., dated as of the date of the Information Statement, as described in Section 5.2 and an updated comfort letter dated as of the Closing Date.

 

(g)                                 Escrow Agreement.  Messrs. Smith and Kogod, in their capacities as General Partners and Representatives, shall have executed and delivered the Escrow Agreement to the Operating Partnership.

 

(h)                                 Limited Partner Acceptance Agreement.  Each Contributing Partner shall have executed and delivered to the Operating Partnership a Limited Partnership Acceptance Agreement.

 

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(i)                                     Estoppels.  The General Partners shall have delivered to the Company and the Operating Partnership the GSA Lease Summaries, the Tenant Estoppels and substitute General Partner estoppels, if any, required pursuant to Section 6.8.

 

(j)                                     Title to Real Estate and Title Insurance.  Paris LP and Geneva LP shall own good and indefeasible title to the Paris Property and Geneva Property, respectively, free of any Lien, mortgage, deed of trust, encroachment, reservation, right of way, easement, lease, sublease, license, assignment, agreement, condition, restriction, tide defect or any discrepancy in acreage, boundary line dispute or other matter that would be disclosed by an accurate survey or inspection of the Property (each, an “Encumbrance”), other than Permitted Encumbrances, with title to the Property being marketable, good of record and in fact and insurable and insured without exceptions (other than the Permitted Encumbrances), including a non-imputation endorsement and such other reasonable and customary endorsements required by Vornado, at no greater than standard rates by a recognized national title insurance company (the “Title Company”) reasonably acceptable to Vornado and licensed to do business in the Commonwealth of Virginia.  For purposes of this Agreement, “Permitted Encumbrances” shall mean, as to the Property, (i) Liens in respect of real estate taxes not yet due and payable, (ii) rights of tenants, as tenants only under the Space Leases, (iii) Liens created under the Permitted Mortgage Debt, and (iv) such other matters as shall have been approved in writing by Vornado on or prior to the date that is fifteen (15) days prior to the Closing Date.

 

(k)                                  Consents.  All other third-party consents required for consummation of the Transaction shall have been obtained.

 

(l)                                     Reliance upon Regulation D.  The Company and the Operating Partnership shall, based on advice of its counsel, be reasonably satisfied that the issuance of Units to the Contributing Partners may be made without registration under the Securities Act in reliance upon Regulation D promulgated under the Securities Act of 1933, as amended (the “Securities Act”).

 

(m)                               Personal Property.  The Subject Entities shall own good title to all Personal Property, Space Leases, Equipment Leases, Operating Agreements, Permits, Intangible Property, and any other Property to be conveyed pursuant to this Agreement, free and clear of all Liens, except for Permitted Exceptions and Permitted Encumbrances.

 

(n)                                 Records.  The delivery by the General Partners of, to the extent in the General Partners’ possession or control, the original Space Leases, Equipment Leases, Operating Agreements and Governing Documents; copies or originals of all books and records of account; copies of correspondence with tenants and suppliers; receipts for deposits; papers or documents which pertain to the current or future operation of the Property; any unpaid bills to be paid by the Subject Entities after such Closing; all advertising materials, booklets, keys and other items, if any, used in the operation of the Property; the original “as-built” plans and specifications and all other available plans and specifications relating to the Property; and any additional documents that the VNO

 

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Transaction Sub or the Title Company may reasonably require for the proper consummation of the Transaction.

 

(o)                                 Release of Deposits from Deposit Escrow Agreement.  The cash or letter of credit, including all earnings thereon, deposited pursuant to the Deposit Escrow Agreement shall be released to Vornado at Closing.  The General Partners shall reimburse Vornado for the amount, if any, of any expenses of the escrow agent that were due from but not paid by the General Partners in accordance with the terms of the Deposit Escrow Agreement, and for which the escrow agent reduced the amount of the escrow funds released to Vornado.

 

(p)                                 Condition of the Property.  All fixtures, mechanical systems and utilities required for the normal operation of the Property must be present and in good working condition at the Closing.

 

(q)                                 Other Documents.  Any such other documents as may be requested by Vornado in its sole discretion, including a FIRPTA certificate and an Owner’s Affidavit in form satisfactory to be delivered to the Title Company.

 

(r)                                    Other Conditions.  Any such other conditions to the VNO Transaction Sub’s obligation to consummate the Transaction as may be set forth in the Information Statement shall have been satisfied on terms satisfactory to the VNO Transaction Sub in its sole discretion.

 

7.3                               Conditions to the Contributing Partners’ Obligation to Consummate the Transaction.  Anything to the contrary notwithstanding, the parties to this Agreement expressly agree that the obligation of the Contributing Partners to consummate the Transaction is conditioned upon the satisfaction (or waiver by the General Partners in their sole discretion) of each of the following conditions at or prior to the Closing (or such earlier date as specified with respect to a particular condition):

 

(a)                                  Representations and Warranties.  The representations and warranties of Vornado set forth in this Agreement shall be true and correct in all material respects (determined without giving effect to any materiality qualification or limitation in any individual representation or warranty) as of the Closing Date, without reference to any modifications as to which the General Partners obtain knowledge after the date hereof and prior to the Closing, by reason of any notice delivered by Vornado pursuant to Section 6.13 or otherwise.  The General Partners shall have received a certificate (which certificate may be qualified by “knowledge” to the same extent as such representations and warranties are so qualified) signed on behalf of the Company and the Operating Partnership to such effect.

 

(b)                                 Performance of Obligations of Vornado.  The Company, the Operating Partnership and the VNO Transaction Sub each shall have performed in all material respects all obligations required to be performed by them under this Agreement at or prior to the Closing and the General Partners shall have received a certificate signed

 

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on behalf of the Company, the Operating Partnership and the VNO Transaction Sub certifying to such effect.

 

(c)                                  Tax Reporting and Protection Agreement.  The Company, the Operating Partnership and the VNO Transaction Sub shall have executed and delivered the Tax Reporting and Protection Agreement to the General Partners.

 

(d)                                 Registration Rights Agreements.  The Company shall have executed and delivered the Registration Rights Agreements to each of the Persons identified therein.

 

(e)                                  Tax Opinion Relating to Partnership Status.  The General Partners shall have received the opinion of Sullivan & Cromwell LLP or other counsel to Vornado reasonably satisfactory to the General Partners, dated as of the Closing Date, that the Operating Partnership has been during and since its taxable year ended December 31, 1997, and continues to be, treated for federal income tax purposes as a partnership and not as a corporation or association taxable as a corporation, and that, after giving effect to the Transaction, the Operating Partnership’s proposed method of operation will enable it to continue to be treated for federal income tax purposes as a partnership and not as a corporation or association taxable as a corporation (with customary exceptions, assumptions and qualifications and based upon customary representations).

 

(f)                                    Tax Opinion Relating to the Transaction.  The General Partners shall have received an opinion dated the Closing Date from Hogan & Hartson LLP or other counsel reasonably satisfactory to the General Partners, based upon customary certificates and letters, which letters and certificates are to be in a form to be agreed upon by the parties and dated the Closing Date, to the effect that the Transaction will not result in the recognition of taxable gain or loss, at the time of the Transaction, to a Contributing Partner: (A) who is a “U.S. person” (as defined for purposes of Sections 897 and 1445 of the Code); (B) who does not exercise its redemption right with respect to the Units under the Vornado Partnership Agreement on a date sooner than the date two years after the Closing for the Transaction; (C) who does not receive a cash distribution in connection with the Transaction (or a deemed cash distribution resulting from relief or a deemed relief from liabilities, including as a result of the prepayment of indebtedness of the Subject Entities in connection with or following the Transaction) in excess of such Person’s adjusted basis in its interest in the Subject Entities at the time of the Transaction; (D) who is not required to recognize gain by reason of the application of Section 707(a) of the Code and the Treasury Regulations thereunder to the Transaction, with the result that the Transaction is treated as part of a “disguised sale”; and (E) whose “at risk” amount does not fall below zero as a result of the Transaction.

 

(g)                                 Escrow Agreement.  The Company, the Operating Partnership and the VNO Transaction Sub shall have executed and delivered the Escrow Agreement to the General Partners.

 

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(h)                                 The Vornado Partnership Agreement Amendment.  The Vornado Partnership Agreement Amendment shall have been executed and delivered to the General Partners.

 

(i)                                     Opinion.  The General Partners shall have received an opinion letter dated the Closing Date from Arnold & Porter LLP in the form as the parties reasonably shall agree.

 

ARTICLE VIII

 

SURVIVAL; INDEMNIFICATION

 

8.1                               Survival of Representations and Warranties.

 

(a)                                  The representations and warranties of the General Partners contained in this Agreement shall survive with respect to any claim for an alleged breach thereof made by giving timely written notice pursuant to Section 8.2 hereof on or before the first anniversary of the Closing Date (such notice date being referred to as the “Indemnity Notice Date” and the period between the Execution Date and the Indemnity Notice Date being referred to as the “Indemnity Period”).  Except for written claims in respect thereof timely made in accordance herewith and subject to the terms, conditions and limitations set forth in the Escrow Agreement, the Operating Partnership shall not have any right to be compensated for any Representation and Warranty Loss and Expenses (as defined herein), Disclosure Loss and Expenses (as defined herein) or Transaction Loss and Expenses (as defined herein).

 

(b)                                 The representations and warranties of the Company and the Operating Partnership contained in this Agreement shall survive with respect to any claim for an alleged breach thereof made by giving timely written notice pursuant to Section 8.4 hereof to the Operating Partnership on or before the Indemnity Notice Date.  Except for written claims in respect thereof timely made in accordance with the procedures of Section 8.4, no Contributing Partner Indemnified Person shall have any right to be compensated for any the Contributing Partner Loss and Expenses (as defined herein) incurred as a result of any breach of any such representations and warranties.

 

8.2                               Indemnification of the Vornado Indemnified Persons.

 

(a)                                  Indemnification.

 
(i)                                     Subject to the terms and conditions of this ARTICLE VIII and the Escrow Agreement, the Company and the Operating Partnership, and the officers, directors, employees, equity owners, affiliates, successors and permitted assigns of such indemnitee (excluding, however, the Subject Entities) (each, a “Vornado Indemnified Person”) shall be indemnified and held harmless from and against any and all damages, claims, losses, expenses,

 

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costs, obligations and liabilities (excluding all consequential damages except for indemnification obligations for third party claims to which this indemnity would otherwise be applicable, but including all reasonable attorneys’ fees and expenses, including reasonable expert fees and expenses) (“Representation and Warranty Loss and Expenses”) incurred by the Operating Partnership by reason of or arising out of any breach as of the Closing Date of any representation and warranty made by the General Partners in this Agreement (giving effect to any modification made in accordance with Section 6.13 but without giving effect to qualifications with respect to a Subject Entities Material Adverse Effect) solely by having the right to receive delivery of the Escrow Units pursuant to the Escrow Agreement (the “Representation and Warranty Indemnity”).  The Representation and Warranty Indemnity shall exclude any representation and warranty made by the General Partners to the extent they relate to any representation and warranty contained in any General Partner estoppel delivered by the General Partners pursuant to Section 6.8 or a Partner Claim (as defined herein), claims for which are covered in Sections 8.2(a)(iii) and 8.2(a)(iv), respectively.  Except as set forth in the immediately preceding sentence, the indemnity rights afforded to the Operating Partnership pursuant to this Section 8.2(a)(i) and the Escrow Agreement shall be the exclusive remedy of the Operating Partnership for a breach of any such representations and warranties.  For purposes of this ARTICLE VIII, any litigation matters set forth on Schedule 4.9 or included as a modification in accordance with Section 6.13 shall be treated as if they had not been listed on such Schedule or included as such a modification.
 
(ii)                                  Subject to the terms and conditions of this Agreement, each Vornado Indemnified Person and each Person, if any, who controls the Company within the meaning of Section 15 of the Securities Act or Section 20 of the Exchange Act (each a “Vornado Disclosure Indemnified Person”) shall be indemnified and held harmless from and against any and all damages, claims, losses, expenses, costs, obligations and liabilities (excluding all consequential damages and including all reasonable attorneys’ fees and expenses, including reasonable expert fees and expenses) incurred by any Vornado Disclosure Indemnified Person by reason of or arising out of any violation or alleged violation of any applicable securities laws or regulations in connection with the Transaction or the issuance of the Units therein,

 

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including in connection with any information statement, prospectus, private placement memorandum, registration statement or other document filed with the Commission or distributed to the Partners in connection with the Transaction insofar as any such damages, claims, losses, expenses, costs, obligations and liabilities (collectively, “Disclosure Loss and Expenses”) arise out of, or are based upon, any untrue statement or alleged untrue statement of a material fact or any omission or alleged omission to state therein a material fact required to be stated therein or necessary to make the statements therein not materially misleading, in each case to the extent, but only to the extent, such untrue statement or alleged untrue statement or omission or alleged omission was made in reliance upon and in conformity with written information furnished by the General Partners or their representatives (the “General Partner Provided Information”) to be included and set forth in any information statement, prospectus, private placement memorandum, registration statement or other document filed with the Commission or distributed to the Other Partners in connection with the Transaction (a “Disclosure Claim”), solely by having the right to receive delivery of the Escrow Units pursuant to the Escrow Agreement (the indemnity granted under this Section 8.2(a)(ii) being referred to herein as the “Disclosure Indemnity”); provided, however, that none of the Escrow Units shall be used to provide indemnity to any of the Vornado Disclosure Indemnified Persons under this Section 8.2 to the extent that any Disclosure Claim or any Disclosure Loss and Expenses result from written information furnished by any Vornado Disclosure Indemnified Person (“Vornado Provided Information”).
 
(iii)                               Subject to the terms and conditions of this Agreement, each Vornado Indemnified Person shall be indemnified and held harmless from and against any and all damages, claims, losses, expenses, costs, obligations and liabilities (excluding all consequential damages except for indemnification obligations for third party claims to which this indemnity would otherwise be applicable) incurred by any Vornado Indemnified Person by reason of or arising out of any inaccuracy or omission in any general partner estoppels delivered by the General Partners to Vornado pursuant to Section 6.8 (“Landlord Estoppel Loss and Expenses”) without regard to the threshold on indemnity claims set forth in this ARTICLE VIII solely by having the right to receive delivery of the Escrow Units pursuant to

 

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the Escrow Agreement (the indemnity granted under this Section 8.2(a)(iii) being referred to herein as the “Landlord Estoppel Indemnity”).
 
(iv)                              From and after the Execution Date, subject to the terms and conditions of this Agreement and the Escrow Agreement, each Vornado Indemnified Person who is now or is subsequently named a defendant in any of the Partner Claims (as defined herein) or liability is otherwise asserted against such Vornado Indemnified Person (or such Vornado Indemnified Person is made the subject of discovery or evidentiary requests) by a claimant in any of the Partner Claims will be indemnified and held harmless from and against any and all damages, claims, losses, expenses, costs, obligations and liabilities (including all reasonable attorneys’ fees and expenses, including reasonable expert fees and expenses) incurred by such Vornado Indemnified Person (including liabilities of the Operating Partnership arising under the indemnification provisions of the Vornado Partnership Agreement (collectively, “Transaction Loss and Expenses”)) by reason of or arising out of any claim by any Contributing Partner (or any Person claiming a direct or indirect interest in such Contributing Partner) arising at or prior to the Closing out of the Transaction (each, a “Partner Claim”), solely by having the right to receive delivery of the Escrow Units pursuant to the Escrow Agreement (the indemnity granted under this Section 8.2(a)(iv) being referred to herein as the “Partner Transaction Indemnity”).  For purposes of this Agreement, Representation and Warranty Loss and Expenses, Disclosure Loss and Expenses, Landlord Estoppel Loss and Expenses and Transaction Loss and Expenses are hereinafter referred to as “Vornado Loss and Expenses.”
 
(v)                                 For purposes of clarification, the amount of any Vornado Loss and Expenses shall be calculated solely with respect to the damages, claims, losses, expenses, costs, obligations and liabilities affecting Vornado Indemnified Persons, and if an indemnified damage, claim, loss, expense, cost, obligation or liabilities is incurred by a Subject Entity, then the amount of such Vornado Loss and Expense shall be limited to the percentage share of ownership held, directly or indirectly, by such Vornado Indemnified Person in such Subject Entity.

 

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(b)                                 Third Party Claims Procedures.  The Operating Partnership shall promptly notify the Representatives in writing of the commencement of any action or other assertion of a claim by a third party for which the Operating Partnership believes indemnification is provided for pursuant to Section 8.2(a) (as distinguished from any claims under Section 8.2(a) which do not involve any third party, as to which the indemnification procedures set forth in this Section 8.2(b) shall be inapplicable but the claims procedures set forth in Section 8.2(d) shall apply); provided, however, that the failure of the Operating Partnership so to notify the Representatives of the commencement of any such action or such other claim shall not result in the forfeiture by the Operating Partnership of its right to recover for such claim from the Escrow Units in accordance with this Section 8.2 unless such failure is materially injurious to the ability of the Representatives to defend any such action.  If any such action is brought or claim is asserted against the Operating Partnership and the Representatives are so notified, then (subject to the right to dispute such claim as described in Section 8.2(d)), the Representatives, through counsel selected by the Representatives and reasonably acceptable to the Operating Partnership (and which counsel shall be paid its reasonable fees and expenses by the Operating Partnership (which amounts shall be included in the expenses subject to the Representation and Warranty Indemnity, the Disclosure Indemnity, the Landlord Estoppel Indemnity or the Transaction Indemnity, subject to the limitations set forth herein) shall control the defense of any such action or claim; provided that the Representatives assume the defense of such matter (and notify the Operating Partnership accordingly) within fifteen (15) days of receiving notice of such matter; and provided further, that if the Operating Partnership reasonably concludes that there may be one or more legal defenses available to it that are different from or in addition to (and are inconsistent with) those available to the existing defendants, or that a conflict could reasonably be likely to exist between the Operating Partnership and any of the Partners, the Representatives shall not have the right to direct the defense of such action on behalf of the Operating Partnership and the Operating Partnership shall direct the defense of such matter through counsel reasonably satisfactory to the Representatives.  The Operating Partnership shall have the right to employ its own counsel with respect to the action or claim, but the fees, expenses and other charges of such counsel shall be at its own expense unless (i) the Operating Partnership has been named as a defendant in any such matter and the Operating Partnership reasonably concludes that there may be one or more legal defenses available to it that are different from or in addition to (and are inconsistent with) those available to the existing defendants or that a conflict could reasonably be likely to exist between the Operating Partnership and any of the Partners, (ii) the Representatives do not have the right to direct the defense on behalf of the Operating Partnership in accordance with the prior sentence, or (iii) the retention of counsel by such party has been authorized in writing by the Representatives.  It is understood that the Escrow Units shall not, in connection with any proceeding or related proceedings in the same jurisdiction, be used for the fees, expenses and other charges of more than one separate firm admitted to practice in such jurisdiction at any one time for the Operating Partnership.  The Representatives shall have the right to settle any matter for which indemnification may be available pursuant to Section 8.2(a) without the consent of the Operating Partnership, provided that (1) the settlement shall not include any admission of wrongdoing on the part of the Operating Partnership or impose my

 

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decree, restriction or liability on the Operating Partnership or its partners, and (ii) the settlement shall provide the Operating Partnership (and its subsidiaries and partners) with a release from all liability with respect to such matter.  Further, the Representatives shall be required to obtain the consent of the Operating Partnership for the settlement of any matter for which indemnification is provided pursuant to Section 8.2(a) (which consent shall not be unreasonably withheld or delayed) if (A) the settlement or any related series of settlements would result in a draw equal to or in excess of $45,000 under the Escrow Agreement with respect to such claim (or related claims), or (B) a total of less than $575,000 is available to be drawn under the Escrow Agreement with respect to any Vornado Loss and Expenses immediately prior to such settlement.  If and only if the Representatives fail to assume the defense of any action brought or claim asserted against the Operating Partnership under this Section 8.2 in which it is entitled to do so, then the Operating Partnership shall be entitled to settle such action or claim without the consent of the Representatives.

 

(c)                                  Limitations on Liability.

 
(i)                                     Threshold.  Notwithstanding anything in this Agreement to the contrary, Escrow Units shall not be used to satisfy any Vornado Loss and Expenses with respect to which indemnity is provided pursuant to this Section 8.2 until the cumulative amount of such Vornado Loss and Expenses, as the case may be, shall exceed $45,000, in which case the Escrow Units shall be applied to satisfy all such Vornado Loss and Expenses, as the case may be (from the first dollar of such loss), subject to the limitations set forth in Section 8.2(c)(ii).  The foregoing threshold shall not apply to General Partner Estoppel Loss and Expenses.  The provisions of this Section 8.2(c)(i) shall not affect the rights of the parties hereto with respect to control of the defense of any action or claim, which shall be governed by Section 8.2(b).
 
(ii)                                  Liability Cap.  The recourse of the Vornado Indemnified Persons under this Section 8.2 shall be limited to the Escrow Units, and no Contributing Partner shall have any personal liability or indemnity under this Section 8.2.  Notwithstanding any other provision of this Agreement, each Contributing Partner shall be fully liable to the extent of the full value of Units received by such Contributing Partner for any and all damages, claims, losses, expenses, costs, obligations and liabilities incurred by reason of or arising out of any breach of a representation, warranty or covenant contained in the assignment of Contributed Interest delivered by such Contributing Partner pursuant to Section 5.4.

 

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(iii)                               Pro Rata Liability.  In the event that any Vornado Indemnified Person suffers any Vornado Loss and Expenses with respect to a claim for which indemnification is provided pursuant to this Section 8.2, the Escrow Units used to satisfy the indemnification obligations pursuant to this Section 8.2, shall be on a pro rata basis, based on each Contributing Partner’s proportionate interest in the number of Escrow Units originally deposited with the Escrow Agent (the “Pro Rata Share of Escrow Units”) as calculated pursuant to the Governing Documents.

 

(d)                                 Claims Procedure for Vornado Loss and Expenses.  The Operating Partnership shall notify the Representatives in writing of any claim that it reasonably believes constitutes a potential Vornado Loss and Expenses to the extent not already indicated by means of a notice given under Section 8.2(b), describing in reasonable detail the claim and the estimated amount of such claim.  If the Representatives do not object in writing as to the applicability of the Representation and Warranty Indemnity, the Disclosure Indemnity, the General Partner Estoppel Indemnity or the Transaction Indemnity, as the case may be, with respect to such claim within twenty (20) days after receiving such notice, then the claim set forth in the notice by the Operating Partnership shall be considered Vornado Loss and Expenses for all purposes of this Agreement.  If the Representatives object in writing to the applicability of the Representation and Warranty Indemnity, the Disclosure Indemnity, the General Partner Estoppel Indemnity or the Transaction Indemnity, with respect to such claim within such twenty (20) day period, then either the Operating Partnership or the Representatives may seek to have such dispute adjudicated by a court of competent jurisdiction.  No claim asserted by the Operating Partnership that is disputed by the Representatives pursuant to this Section 8.2(d) shall be deemed to be a Vornado Loss and Expenses for purposes of this Agreement until such dispute is finally resolved by agreement between the Operating Partnership and the Representatives or by a final, nonappealable order of a court of competent jurisdiction.

 

(e)                                  Satisfaction of Vornado Loss and Expenses; Subrogation.  Once the amount of Vornado Loss and Expenses arising out of any claim has been established in accordance with Section 8.2(d) above and the threshold set forth in Section 8.2(c)(i) has been exceeded (except in the case of a General Partner Estoppel Loss and Expenses, to which such threshold is not applicable), the sole remedy of the Operating Partnership with respect to such Vornado Loss and Expenses shall be to exercise its rights to recovery under the Escrow Agreement in accordance with Section 8.3.  None of the Contributing Partners, the Representatives or any of their shareholders, members or partners shall have any personal liability with respect to the obligations set forth in this Section 8.2.  Upon the satisfaction of any Vornado Loss and Expenses pursuant to this Agreement and the Escrow Agreement, each Contributing Partner shall be subrogated (but only to the extent of such satisfaction and at no risk or liability to the Operating Partnership) to the rights (if any) of the Operating Partnership against any third parties with respect to such Vornado Loss and Expenses, and the Operating Partnership shall cooperate with the General

 

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Partners (at no cost or liability to the Operating Partnership) in pursuing such claims against any third parties.

 

(f)                                    Termination of Representation and Warranty Indemnity, Disclosure Indemnity, Landlord Estoppel Indemnity and Transaction Indemnity.  Notwithstanding anything in this Agreement to the contrary, the indemnification under this Section 8.2 shall terminate and be extinguished forever on the date that is the last day of the Indemnity Period, unless and to the extent a written claim has been asserted and written notice thereof has been given to the Representatives pursuant to this Section 8.2 on or prior to such date.  If such a timely written claim has been made, the indemnification shall continue beyond the Indemnity Notice Date, but only with respect to such claim and only until the earlier of (i) the date such claim is satisfied pursuant to the Escrow Agreement or otherwise finally resolved, (ii) if legal action is taken with respect to such claim during the Indemnity Period, the date on which such claim is satisfied pursuant to the Escrow Agreement or otherwise finally resolved, or (iii) with respect to a claim for which no legal action has been taken during the Indemnity Period, twelve (12) months after the date on which the last settlement or other substantive discussions have taken place with respect to such claim, but in no event more than twenty-four (24) months after the end of the Indemnity Period.

 

(g)                                 The Operating Partnership to Act on Behalf of Vornado Disclosure Indemnified Persons.  All Vornado Disclosure Indemnified Persons agree to permit the Operating Partnership to represent them with respect to any Disclosure Claim Indemnity arising out of this Section 8.2.

 

8.3                               Escrow Agreement; Release of Escrow Units.  At the Closing, the Escrow Units shall be delivered by the Operating Partnership to the Escrow Agent under the Escrow Agreement, and such Escrow Units shall be available as and to the extent provided in the Escrow Agreement for satisfaction of (i) Representation and Warranty Loss and Expenses, (ii) Disclosure Loss and Expenses, (iii) General Partner Estoppel Loss and Expenses, (iv) Transaction Loss and Expenses, (v) the cost of enforcement pursuant to Section 8.5, and (vi) certain expenses of the Escrow Agent.  The Escrow Units shall be disbursed as provided in the Escrow Agreement.

 

8.4                               Indemnification of the Contributing Partners.

 

(a)                                  Indemnification.  Subject to the terms and conditions of this Agreement, the Company and the Operating Partnership jointly and severally agree to indemnify the Contributing Partners and their officers, directors, employees, shareholders, and affiliates, and their successors and permitted assigns (collectively, the “Contributing Partner Indemnified Persons”), from and against any and all damages, claims, losses, expenses, costs, obligations and liabilities (excluding all consequential damages and including all reasonable attorneys’ fees and expenses, including reasonable expert fees and expenses) (the “Contributing Partner Loss and Expenses”) incurred by any of the Contributing Partner Indemnified Person or entity by reason of or arising out of (i) any breach as of the Closing Date of any representation and warranty made by Vornado in ARTICLE III of this Agreement, and (ii) any violation or alleged violation

 

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of any applicable securities laws or regulations in connection with the Transaction or the issuance of the Units therein, including in connection with any information statement, prospectus or registration statement filed with the Commission or distributed to the Partners in connection with the Transaction insofar as such Contributing Partner Loss and Expense arises out of, or is based upon, any untrue statement or alleged untrue statement or a material fact or any omission or alleged omission to state therein a material fact required to be stated therein or necessary to make the statements therein not materially misleading, in each case to the extent, but only to the extent, such untrue statement or alleged untrue statement or omission or alleged omission was made in reliance upon and in conformity with Vornado Provided Information to be included and set forth in any private placement memorandum, prospectus or registration statement filed with the Commission or distributed to the Partners in connection with the Transaction (the “Vornado Indemnity”); provided, however, that neither the Company, the Operating Partnership nor the VNO Transaction Sub shall be obligated to indemnify any of the Contributing Partners, and their officers, directors, employees, shareholders, and affiliates, and their successors and permitted assigns under this Section 8.4(a) to the extent that any the Contributing Partners Loss and Expenses result from the General Partner Provided Information.

 

(b)                                 Limitations on Liability.  Notwithstanding anything in this Agreement to the contrary, the Company, the Operating Partnership and the VNO Transaction Sub shall not be responsible for any of the Contributing Partner Loss and Expenses with respect to which indemnity is provided pursuant to Section 8.4(a)(i) (other than in respect of a breach of any such representation and warranty attributable to any claims asserted by any Partner, including the Representatives on behalf of the Partners, relating to violations or alleged violations of any applicable securities laws by the Company, the Operating Partnership or the VNO Transaction Sub in connection with the Transaction or the issuance of Units therein, for which the limitations of this Section 8.4(b) shall not apply) until the cumulative amount of such the Contributing Partner Loss and Expenses shall exceed $45,000 in which case the Company, the Operating Partnership and the VNO Transaction Sub shall be jointly and severally liable for all such Contributing Partner Loss and Expenses (from the first dollar of loss), subject to the limitation that the cumulative indemnity obligation of the Company, the Operating Partnership and the VNO Transaction Sub under Section 8.4(a)(i) shall not exceed $1,000,000 with respect to claims asserted in writing prior to the Indemnity Notice Date, but only to the extent such asserted claim becomes an actual Contributing Partner Loss and Expense.

 

(c)                                  Termination of Vornado Indemnity.  Notwithstanding anything in this Agreement to the contrary, the obligations of the Company, the Operating Partnership and the VNO Transaction Sub under Section 8.4(a) shall terminate and be extinguished forever on the Indemnity Notice Date, unless, and to the extent, in any such case written claim has been asserted on or prior to such date.  If such a timely written claim has been made, the indemnity obligations of the Company, the Operating Partnership and the VNO Transaction Sub shall continue beyond the Indemnity Notice Date, but only with respect to such claim and only until the earlier of (x) the date such claim is satisfied or otherwise finally resolved, (y) if legal action is taken with respect to

 

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such claim during the Indemnity Period, the date on which such claim is satisfied or otherwise finally resolved, or (z) with respect to a claim for which no legal action has been taken during the Indemnity Period, twelve (12) months after the date on which the last settlement or other substantive discussions have taken place with respect to such claim, but in no event more than twenty-four (24) months after the end of the Indemnity Period.

 

8.5                               Costs of Enforcement.  In the event that any dispute arises between the parties hereto as to the validity of any claim under Section 8.2, or any claim for indemnification under the Vornado Indemnity under Section 8.4, the non-prevailing party shall pay the reasonable legal fees and expenses of the prevailing party incurred in connection with such dispute (including expert and witness fees).  Any such legal fees and expenses required to be paid in respect of any such claim shall be included in any such loss and expenses satisfied as part thereof pursuant to the Escrow Agreement.

 

8.6                               Exclusive Remedies.

 

(a)                                  Notwithstanding anything in this Agreement, the Escrow Agreement or otherwise to the contrary, except for liabilities of the Contributing Partners under ARTICLE VIII of this Agreement (as and to the extent provided in the Escrow Agreement) and obligations that are intended to survive the Closing pursuant to the terms of this Agreement or any other agreement, instrument or document executed and delivered concurrently herewith or at or prior to the Closing, none of Contributing Partners, the Representatives or any of their officers, directors, employees, shareholders or affiliates shall have any liability after the Closing to the Company, the Operating Partnership, the VNO Transaction Sub or any of their affiliates with respect to any matters relating to the Transaction or otherwise contemplated by this Agreement.

 

(b)                                 Notwithstanding anything in this Agreement or otherwise to the contrary, except for liabilities of the Company, the Operating Partnership and the VNO Transaction Sub under ARTICLE VIII of this Agreement, liabilities under applicable securities laws and regulations and obligations that are intended to survive the Closing pursuant to the terms of this Agreement or any other agreement, instrument or document executed and delivered concurrently herewith or at or prior to the Closing, none of the Company, the Operating Partnership and the VNO Transaction Sub or any of their officers, directors, employees, shareholders or affiliates shall have any liability after the Closing to the Contributing Partners or any of their affiliates with respect to any matters relating to the Transaction or otherwise contemplated by this Agreement.

 

8.7                               No Right of Offset.  The parties hereto agree that, notwithstanding anything contained in the Vornado Partnership Agreement, as the same may be amended from time to time, in no event shall the Company, the Operating Partnership or the VNO Transaction Sub have any right of offset against any of the Contributing Partners or any of their officers, directors, employees, shareholders or affiliates under the Vornado Partnership Agreement or any other agreement to which they are a party with respect to any claim under arising under this Agreement or any other agreement, instrument or document executed and delivered concurrently herewith or at or prior to the Closing

 

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(including any claim with respect to Representation and Warranty Loss and Expenses, Disclosure Loss and Expenses, General Partner Estoppel Loss and Expenses or Transaction Loss and Expenses).

 

8.8                               Recovery From Insurance Policies and Third Parties.  The amount of any Representation and Warranty Loss and Expenses, Disclosure Loss and Expenses, General Partner Estoppel Loss and Expenses or Transaction Loss and Expenses to be paid by any of the parties pursuant to ARTICLE VIII of this Agreement shall be reduced by the amount of recovery actually received by the indemnified party with respect to any applicable insurance policies or from persons or parties not parties to this Agreement or the Escrow Agreement.  If the Company or the Operating Partnership, at its option, has made a claim under any applicable insurance policies to recover any Representation and Warranty Loss and Expenses, Disclosure Loss and Expenses, General Partner Estoppel Loss and Expenses or Transaction Loss and Expenses, the Company or the Operating Partnership, as the case may be, shall not be entitled to recover from an indemnifying party any Representation and Warranty Loss and Expenses, Disclosure Loss and Expenses, General Partner Estoppel Loss and Expenses or Transaction Loss and Expenses, as the case may be, to the extent covered by such insurance claim, until such time as the insurance carrier has made a determination on the amount of the insurance claim coverage, if any (or, in the event a claim is made to an insurance carrier and such insurance carrier does not make a determination of the amount of the insurance claim coverage within one hundred eighty (180) days following the date on which such claim is made, the 181st day after which such insurance claim is made).  If the insurance carrier’s determination for such insurance claim is less than the amount of the indemnity claim claimed by the Company or the Operating Partnership, as the case may be, then the difference between (1) such of indemnity amount claimed by the Company or the Operating Partnership, as the case may be, and (ii) the amount of claim for which such insurance carrier has made a determination, shall be payable from the Escrow Units in accordance with this Agreement and the Escrow Agreement (and subject to the limitations provided herein and therein); provided, however, that once the insurance carrier has made a determination as to the amount of the insurance claim, neither the Company nor the Operating Partnership shall be obligated to pursue legal remedies to recover any further amounts under the applicable insurance policy.  In the event that an insurance carrier does not make a determination of the amount of the insurance claim coverage with respect to which an insurance claim is made within one hundred eighty (180) days of the date on which such claim is made, the Company and the Operating Partnership shall be entitled to recover from an indemnifying party under the terms of this Agreement and the Escrow Agreement from and after the 181st day alter which such insurance claim is made.

 

ARTICLE IX

 

THE CLOSING

 

9.1                               Transaction Expenses.  The following provisions shall apply to the allocation and payment of the following costs associated with the closing of the

 

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Transaction and other expenses incurred by the parties in connection with this Agreement and the agreements, actions and transactions contemplated hereby:

 

(a)                                  Vornado shall pay the following expenses, and fifty percent (50%) of such expenses shall be deemed to be “Specified Vornado Transaction Costs,” and a corresponding adjustment to the number of Units issued to the Contributing Partners shall be made in accordance with Section 1.5(a)(i)(x):

 
(i)                                     All legal fees incurred by Vornado in connection with the Transaction (unless otherwise so provided in this Agreement);
 
(ii)                                  all of the transfer and recordation taxes in connection with the contribution of the Contributed Interests;
 
(iii)                               the fees and expenses payable to the respective escrow agent pursuant to the Deposit Escrow Agreement and the Escrow Agreement;
 
(iv)                              the fees and expenses of Hariton, Mancuso & Jones, P.C. relating to the preparation and delivery of the Subject Entity Financial Statements (to the extent that the same would not otherwise have been prepared by the Subject Entities) and the preparation and delivery of the Information Statement (including the cost of the “comfort letter” delivered to Vornado hereunder) in connection with the Transaction;
 
(v)                                 any other out-of-pocket fees and expenses incurred in the preparation and delivery of the Information Statement;
 
(vi)                              the fees and expenses payable to or at the direction of Bayerische Vereinsbank AG, New York Branch in connection with obtaining the consents described in Section 7.1(e);
 
(vii)                           the costs of all due diligence undertaken by Vornado in connection with the Transaction, including the cost of title searches, title insurance, surveys, environmental site assessments, engineering inspections and assessments, zoning due diligence and similar matters; and
 
(viii)                        all other out-of-pocket costs and expenses incurred by Vornado in connection with consummating the Transaction.

 

(b)                                 The General Partners shall pay the following expenses, and fifty percent (50%) of such expenses shall be deemed to be “Specified General Partner

 

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Transaction Costs,” and a corresponding adjustment to the number of Units issued to the Contributing Partners shall be made in accordance with Section 1.5(a)(i)(y):

 
(i)                                     All legal fees incurred by the General Partners in connection with the Transaction (unless otherwise so provided in this Agreement);
 
(ii)                                  the fees and expenses of Stanger & Co. relating to the preparation and delivery of the Fairness Opinion; and
 
(iii)                               all other out-of-pocket costs and expenses incurred by the General Partners in connection with consummating the Transaction.

 

(c)                                  In consideration for certain internal costs incurred by Vornado in connection with the Transaction, an amount equal to one hundred percent (100%) of $200,000 shall be deemed a “Specified Vornado Transaction Cost,” and a corresponding adjustment to the number of Units issued to the Contributing Partners shall be made in accordance with Section 1.5(a)(i)(x).  If for any reason Closing shall fail to occur, the General Partners shall pay to Vornado, in addition to any other amounts that may be payable pursuant to this Agreement, a fee in the amount of $100,000.

 

9.2                               Prorations and Other Adjustments.  The items in subparagraphs (a) through (g) of this Section 9.2, and other customary items of income and expense, except as expressly provided below, shall be prorated as of 12:01 a.m. local time on the Closing Date (the “Proration Time”).  Each item shall be calculated and prorated on a building-by-building basis, with each item being allocated to (and only to) either the Geneva Property or the Paris Specific Property.  If any item cannot reasonably be allocated either to the Geneva Property or the Paris Specific Property, then such item shall be allocated for purposes of this Agreement in accordance with the Geneva Allocation (to the Geneva Property) and the Paris Allocation (to the Paris Specific Property).  If there is a credit to Vornado (i.e., a debit to the Contributing Partners) as a result of the net aggregate prorations, then the amount of such credit shall not be paid, but shall reduce the consideration to the Contributing Partners pursuant to Section 1.5(b)(i)(v) (if such credit is calculated with respect to the Geneva Property) or Section 1.5(c)(i)(v) (if such credit is calculated with respect to the Paris Specific Property).  If there is a debit to Vornado (i.e., a credit to the Contributing Partners) as a result of the net aggregate prorations, then the amount of such debit shall not be paid, but shall increase the consideration to the Contributing Partners pursuant to Section 1.5(b)(i)(v) (if such debit is calculated with respect to the Geneva Property) or Section 1.5(c)(i)(v) (if such debit is calculated with respect to the Paris Specific Property).

 

(a)                                  Cash and Cash Equivalents.  Vornado shall be debited (i.e., the Contributing Partners shall be credited) an amount equal to any cash and cash equivalents held by, on behalf of, or in accounts for the benefit of, any Subject Entity as of the Proration Time, including deposits made by any Subject Entity, reserves or escrows that

 

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are held by or for the benefit of the Subject Entities (other than security deposits as described in Section 9.2(e)).

 

(b)                                 Rentals and Pass-Throughs.

 
(i)                                     Rentals Received Prior to Closing.  Rentals actually collected prior to Closing shall be prorated as of the Proration Time.  Any such Rentals for the period after the Proration Time shall be a credit to Vornado.  For purposes of this Agreement, “Rentals” means fixed rentals, additional rentals, percentage rentals, escalation rentals, retroactive rentals, operating cost pass-throughs, parking revenues and other sums and charges payable by tenants under the Space Leases.
 
(ii)                                  Collection of Rentals After Closing.  Any Rentals collected after the Closing shall be retained by the Subject Entities for the benefit of Vornado and the other continuing members or partners of the Subject Entities.  For proration purposes, only the following receivables for Rentals as of the Proration Time shall be a debit to Vornado as follows: (1) the full face amount of such receivable in the case of a GSA lease; and (2) the full face amount of such receivable in the case of any other commercial lease, but only if there is no monetary default under such lease; and (3) in the case of any residential lease, if and only if such receivable is no more than one hundred twenty (120) days past due, an amount equal to the face amount of such receivable multiplied by the historical collection rate for receivables of like age at the applicable building.

 

(c)                                  Service Contracts.  Vornado shall be debited an amount equal to any regular charges under the Equipment Leases and the Operating Agreements that have been paid by the Subject Entities to the extent they are attributable to the period alter the Proration Time.  Vornado shall be credited an amount equal to any regular charges under the Equipment Leases and the Operating Agreements that have not been paid by the Subject Entities to the extent they are attributable to the period prior to the Proration Time.

 

(d)                                 Utilities.  Vornado shall be credited an amount equal to any unpaid charges for utilities at the Property as of the Proration Time (other than charges paid directly by tenants).  The General Partners shall use commercially reasonable efforts to cause the meters, if any, for such utilities to be read within three (3) business days before the Closing Date.  The charges for such utilities shall be prorated on the basis of such meter readings, except for the period after such meter readings until the Proration Time (or if such meter readings are not available) such charges shall be prorated on the basis of the most recently issued bills therefor which are based on meter readings.

 

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(e)                                  Security Deposits.  All tenant security deposits required under the Space Leases (and interest thereon if required by law or contract to be earned thereon), shall remain on deposit with the Subject Entities at Closing, and shall not result in any debit or credit to Vornado.  To the extent that the Subject Entities do not hold such security deposits (and interest thereon) in a separate account, Vornado shall be credited an amount equal to such security deposits (and interest thereon if required by law or contract to be earned thereon).

 

(f)                                    Insurance Premiums.  Vornado shall be debited an amount equal to prepaid insurance premiums paid on insurance policies of the Subject Entities and attributable to the period after the Closing Date.

 

(g)                                 Tenant Improvements and Allowances.  Vornado shall be credited an amount equal to (i) the unpaid cost of all initial tenant improvements that arise in connection with the commencement of Space Leases entered into on or prior to the Execution Date, and (ii) all rebates, concessions, or offsets, and any and all other benefits and charges accrued and payable or allowable to any party by the landlord on or before the Closing Date under any Space Leases entered into on or before the Execution Date.

 

(h)                                 Ad Valorem Taxes and Other Operating Expenses.  Real and personal property ad valorem taxes and other operating expenses (except as otherwise provided herein) shall be prorated to the Proration Time, based on the actual number of days involved.  Any such taxes and operating expenses that are allocable to the period prior to the Proration Time that have not been paid shall be credited to Vornado, and Vornado shall be debited any such taxes and operating expenses that are allocable to the period after the Proration Time that have been paid.

 

(i)                                     Permitted Mortgage Debt.  Interest and other charges (other than principal) payable in respect of the Permitted Mortgage Debt shall be prorated to the Proration Time, based on the actual number of days involved.  Any such interest and other charges that are allocable to the period prior to the Proration Time that have not been paid shall be credited to Vornado.  The principal amount of the Permitted Mortgage Debt as of the Proration Time shall be a credit to Vornado as described in Section 1.5(b)(i)(v) or Section 1.5(c)(i)(v), as applicable.

 

9.3                               Prorations Procedures.  The General Partners shall provide to the VNO Transaction Sub such information and verification as may be reasonably requested by the VNO Transaction Sub in connection with the prorations and adjustments to be performed pursuant to Section 9.2.  The parties shall make these prorations and adjustments on the Closing Date measured as of the Proration Time using the best available information.  At Vornado’s election, the net proration amounts either (i) shall be finally estimated on the Closing Date and reasonably agreed to by the General Partners and Vornado, with no further adjustments after the Closing Date, or (ii) shall be estimated on the Closing Date by Vornado and shall be reasonably agreed to by the General Partners and Vornado as promptly as practicable after the Closing Date, with no further adjustments after the Closing Date.  If the parties proceed under clause (ii) of the preceding sentence, then the number of Units to be issued to each of the Contributing Partners shall be estimated on

 

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the Closing Date, but such Units shall not finally be issued until the final net prorations have been agreed upon, whereupon such Units shall be issued effective as of the Closing Date. 

 

ARTICLE X

 

TERMINATION

 

10.1                        Termination.  At any time prior to the Closing, this Agreement may be terminated by:

 

(a)                                  the mutual written consent duly authorized by the Vornado Board and the General Partners;

 

(b)                                 Vornado (if none of the Company, the Operating Partnership or the VNO Transaction Sub is in breach of any of its material obligations hereunder) if the conditions set forth in Sections 7.1 or 7.2 for the consummation of the Transaction have not been fully satisfied by October 31, 2005 (or such later date as may be mutually agreed upon by the Company, the Operating Partnership and the General Partners) upon written notice to the other parties and without any further liability or obligation of any party to the other parties under this Agreement, except for any obligation or liability arising hereunder prior to the date of such termination, including in connection with any breach of this Agreement;

 

(c)                                  the General Partners (if the Contributing Partners are not in breach of any of their material obligations hereunder) if the conditions set forth in Sections 7.1 and 7.3 for the consummation of the Transaction have not been fully satisfied by October 31, 2005 (or such later date as may be mutually agreed upon by the Company, the Operating Partnership and the General Partners) upon written notice to the other parties and without any further liability or obligation of any party to the other parties under this Agreement, except for any obligation or liability arising hereunder prior to the date of such termination, including in connection with any breach of this Agreement;

 

(d)                                 Vornado (if none of the Company, the Operating Partnership or the VNO Transaction Sub is in breach of any of its material obligations hereunder) if there has been a knowing misrepresentation or a knowing breach of any representation or warranty as of the date hereof (or, with respect to representations which are expressly by the terms of this Agreement to be true and to be made as of the Closing, at any time) on the part of the General Partners set forth in this Agreement such that the condition set forth in Section 7.2(a) would not be satisfied; and

 

(e)                                  the General Partners (if the Contributing Partners are not in breach of any of their material obligations hereunder), if there has been a knowing misrepresentation or knowing breach of any representation or warranty as of the date hereof (or, with respect to representations which are expressly by the terms of this Agreement to be true and to be made as of the Closing, at any time) on the part of

 

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Vornado set forth in this Agreement such that the condition set forth in Section 7.3(a) would not be satisfied;

 

(f)                                    either Vornado or the General Partners if any judgment, injunction, order, decree or action by any Governmental Entity of competent authority preventing the consummation of the Transaction shall have become final and nonappealable;

 

(g)                                 Vornado in accordance with the provisions of Section 2.3; and

 

(h)                                 the terms of Section 11.1, unless Vornado elects to proceed to Closing as set forth in such section.

 

ARTICLE XI

 

CASUALTY OR CONDEMNATION

 

11.1                        Material Casualty or Condemnation.  If all or a material part (as hereinafter defined) of the Property is damaged or destroyed by fire or other casualty, or is taken by power of condemnation or eminent domain, or process or purchase in lieu thereof, prior to the Closing Date, the General Partners shall promptly notify Vornado of the occurrence of such event and this Agreement shall terminate twenty (20) days after the date of such notice (or earlier if the Operating Partnership gives the General Partners a notice of termination), in which event the deposit and all earnings thereon deposited under the Deposit Escrow Agreement shall be released to the Operating Partnership, and neither party shall have any further rights against or obligations to the other hereunder except as expressly provided in this Agreement; provided that the Operating Partnership may elect by notice given to the General Partners within twenty (20) days of the date notice of the occurrence of such casualty or taking shall have been given to the Operating Partnership by the General Partners (and, notwithstanding anything else in this Agreement, the scheduled Closing hereunder shall be extended in order to provide to the Operating Partnership a complete 20-day period within which to make such election) to close hereunder without abatement or reduction of the Exchange Value (except to the extent of the deductible under the Subject Entities’ insurance coverage in the case of casualty, which deductible amount shall be a reduction in the Paris Exchange Value for a casualty affecting the Paris Property and the Geneva Exchange Value for a casualty affecting the Geneva Property).

 

11.2                        Immaterial Casualty or Condemnation.  If an immaterial part of one or more of the Property is damaged by fire or other casualty, or is taken by power of condemnation or eminent domain, or process or purchase in lieu thereof, prior to the Closing Date, this Agreement shall remain in full force and effect, the Operating Partnership shall be obligated to close hereunder without any abatement or reduction of the Exchange Value (except to the extent of the deductible under the Subject Entities’ insurance coverage in the case of casualty, which deductible amount shall be a reduction in the Paris Exchange Value for a casualty affecting the Paris Property and the Geneva Exchange Value for a casualty affecting the Geneva Property).

 

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11.3                        Materiality.  For the purposes of this Section, “material” means, as to any casualty, damage or destruction that is reasonably estimated to cost more than $2,300,000 in the aggregate to repair, and, with respect to any condemnation or other taking, a taking that includes any portion of any building included within the Property or denies reasonable access to any Property in accordance with applicable law.

 

ARTICLE XII

 

GENERAL PROVISIONS

 

12.1                        Notices.  All notices, demands, requests or other communications that may be or are required to be given or made by either party to the other party pursuant to this Agreement shall be in writing and shall be hand delivered or transmitted by certified mail, express overnight mail or delivery service, or facsimile transmission to the parties at the addresses specified in Schedule 12.1 or such other address as the addressee may indicate by written notice to the other party.

 

Each notice, demand, request or communication that is given or made in the manner described above shall be deemed sufficiently given or made for all purposes at such time as it is delivered to the addressee (with the delivery receipt, the affidavit of messenger or (with respect to a facsimile) confirmation of transmission being deemed conclusive but not exclusive evidence of such delivery) or at such time as delivery is refused by the addressee upon presentation.

 

12.2                        Specific Performance.  The parties agree that irreparable damages would occur if any of the provisions of this Agreement were not performed in accordance with their specific terms or were otherwise breached.  It is accordingly agreed that the parties shall be entitled to an injunction or injunctions to prevent breaches of this Agreement or to enforce specifically the terms and provisions hereof in any court of the United States or any state having jurisdiction, in addition to any other remedy to which they are entitled at law or in equity.

 

12.3                        Further Assurances.  The General Partners hereby agree that they shall, at any time, prior to, at or after the Closing of the Transaction, duly execute and deliver to Vornado or VNO Transaction Sub any additional conveyances, assignments, documents aid instruments, and shall take or cause to be taken such further actions (including the making of filings), which Vornado may reasonably determine are necessary in connection with the consummation of the Transaction.  The failure of Vornado or VNO Transaction Sub to demand such conveyances, assignments, documents, instruments or actions at or before the Closing shall not affect the obligation of the General Partners to execute and deliver such conveyances, assignments, documents or instruments, or to take such actions, at any time, upon the demand of Vornado or VNO Transaction Sub.  From and after the Closing, each party shall afford to the other reasonable access to any and all information in its possession concerning the use or operation of the Property (including the right to copy same at the expense of the party desiring such copy) if required for purposes of any tax examination or audit.

 

58



 

12.4                        Consents.  If, under this Agreement, the consent of a party is required, the consent shall be in writing and shall be executed by a duly authorized officer or agent.

 

12.5                        Binding Effect.  This Agreement shall be binding upon and shall inure to the benefit of the parties hereto and their respective successors and assigns as permitted hereunder.  No person or entity (including any Contributing Partner) other than the parties hereto is or shall be entitled to bring any action to enforce any provision of this Agreement against any of the parties hereto, and the covenants and agreements set forth in this Agreement shall be solely for the benefit of, and shall be enforceable only by, the parties hereto or their respective successors and assigns as permitted hereunder.

 

12.6                        Construction.  Each party hereto hereby acknowledges that all parties hereto participated equally in the negotiation and drafting of this Agreement and that, accordingly, no court construing this Agreement shall construe it more stringently against one party than against the other.  All pronouns and any variations thereof shall be deemed to refer to the masculine, feminine, neuter, singular or plural, as the identity of the person or entity may require.  The terms “hereof,” “hereby,” “herein,” “hereunder” and words of similar import shall be understood to refer to this Agreement as a whole and not to any specific clause, provision, paragraph, Section or Article of this Agreement.  The term “including” shall be understood to mean “including, without limitation.” References to Sections, Schedules, Exhibits and Annexes shall be understood to refer to the Sections, Schedules, Exhibits and Annexes of this Agreement, unless otherwise specified.

 

12.7                        Waiver of Jury Trial.  THE PARTIES HERETO EACH HEREBY WAIVE ANY RIGHT TO JURY TRIAL IN THE EVENT ANY PARTY FILES AN ACTION RELATING TO THIS AGREEMENT OR TO THE TRANSACTIONS OR OBLIGATIONS CONTEMPLATED HEREUNDER.

 

12.8                        Governing Law; Submission to Jurisdiction; Service of Process.  This Agreement, the rights and obligations of the parties hereto and any claims or disputes relating to such rights and obligations shall be governed by and construed under the laws of the Commonwealth of Virginia without regard to the conflicts of laws principles thereof.  Each of the parties hereto hereby (a) irrevocably and unconditionally submits to, the non-exclusive jurisdiction of the courts of the Commonwealth of Virginia and of the federal courts sitting in the Commonwealth of Virginia for the purposes of any action, suit or proceeding (including appeals to their respective appellate courts) arising out of this Agreement or the transactions contemplated hereby, and (b) (1) to the extent such party is not otherwise subject to service of process in the Commonwealth of Virginia to appoint and maintain an agent in the Commonwealth of Virginia as such party’s agent for acceptance of legal process and (2) to the fullest extent permitted by law, that service of process may also be made on such party by prepaid certified mail with a proof of mailing receipt validated by the United States Postal Service constituting evidence of valid service, and that service made pursuant to (b) (1) or (2) above shall have the same legal force and effect as if served upon such party personally within the Commonwealth of Virginia.  Each party irrevocably and unconditionally waives any objection to the laying of venue of any action, suit or proceeding arising out of this Agreement or the transactions contemplated hereby in (i) the courts of the Commonwealth of Virginia or

 

59



 

(ii) the United States District Court for the Eastern District of Virginia (including appeals to their respective appellate courts), and hereby further irrevocably and unconditionally to the fullest extent permitted by law waives and agrees not to plead or claim in any such court that any such action, suit or proceeding brought in any such court has been brought in an inconvenient forum.

 

12.9                        Headings.  Section and subSection headings contained in this Agreement are inserted for convenience of reference only, shall not be deemed to be a part of this Agreement for any purpose, and shall not in any way define or affect the meaning, construction or scope of any of the provisions hereof.

 

12.10                 Assignment.  None of the parties hereto shall assign this Agreement, in whole or in part, whether by operation of law or otherwise, without the prior written consent of the other parties hereto.  Any purported assignment contrary to the terms hereof shall be null, void and of no force and effect.

 

12.11                 Counterparts.  To facilitate execution, this Agreement may be executed in as many counterparts as may be required.  It shall not be necessary that the signatures of, or on behalf of, each party, or that the signatures of all persons required to bind any party, appear on each counterpart, but it shall be sufficient that the signature of, or on behalf of, each party, appear on one or more of the counterparts.  All counterparts shall collectively constitute a single agreement.  It shall not be necessary in making proof of this Agreement to produce or account for more than a number of counterparts containing the respective signatures of, or on behalf of, all of the parties hereof.

 

12.12                 Severability.  If any part of any provision of this Agreement or any other agreement, document or writing given pursuant to or in connection with this Agreement shall be invalid or unenforceable under applicable law, such part shall be ineffective to the extent of such invalidity or unenforceability only, without in any way affecting the remaining parts of such provisions or the remaining provisions of said agreement so long as the economic and legal substance of the Transaction is not affected in any manner materially adverse to either party.

 

12.13                 Entire Agreement; Amendment.  The Annexes, Schedules and the Exhibits to this Agreement constitute integral parts hereof and are hereby incorporated into this Agreement as if fully set forth herein.  This Agreement and the other agreements to be entered into in accordance with the terms hereof contain the final and entire agreement between the parties hereto with respect to the Transaction, supersede all prior oral and written memoranda and agreements with respect to the matters contemplated herein, and are intended to be an integration of all prior negotiations and understandings.  The General Partners and Vornado shall not be bound by any terms, conditions, statements, warranties or representations, oral or written, not contained or referred to herein or therein.  No change or modification of this Agreement shall be valid unless the same is in writing and signed by the parties hereto.

 

12.14                 No Waiver.  No delay or failure on the part of either party hereto in exercising any right, power or privilege under this Agreement or under any other

 

60



 

instrument or document given in connection with or pursuant to this Agreement shall impair any such right power or privilege or be construed as a waiver of any default or any acquiescence therein.  No single or partial exercise of any such right, power or privilege shall preclude the further exercise of such right, power or privilege.  No waiver shall be valid against any party hereto unless made in writing and signed by the party against whom enforcement of such waiver is sought and then only to the extent expressly specified therein.

 

[Signatures on following pages]

 

61



 

IN WITNESS WHEREOF, each of the parties hereto has caused this Agreement to be duly executed and delivered on its behalf as of the date first above written.

 

 

VORNADO REALTY TRUST

 

 

 

 

 

By:

 

 

 

Name:

 

 

 

Title:

 

 

 

 

 

 

 

VORNADO REALTY L.P.

 

 

 

 

 

By:

Vornado Realty Trust,

 

 

 

its general partner

 

 

 

 

 

By:

 

 

 

Name:

 

 

 

Title:

 

 

 

 

 

 

 

CESC ROSSLYN L.L.C.

 

 

 

 

 

By:

 

 

 

Name:

 

 

 

Title:

 

 

 

 

 

 

 

GENERAL PARTNERS:

 

 

 

 

 

 

 

 

Robert H. Smith

 

 

 

 

 

 

Robert P. Kogod

 

62



 

AMENDMENT

TO

CONTRIBUTION AGREEMENT

 

THIS AMENDMENT TO CONTRIBUTION AGREEMENT (“Amendment”) is made as of June 27, 2005 among Vornado Realty Trust, a Maryland real estate investment trust (the “Company”), Vornado Realty L.P., a Delaware limited partnership (the “Operating Partnership”), Vornado Rosslyn LLC, a Delaware limited liability company and wholly owned subsidiary of the Operating Partnership (the “VNO Transaction Sub”), and Robert H. Smith and Robert P. Kogod (each, a “General Partner”).

 

A.                                    The parties to this Amendment other than the VNO Transaction Sub entered into a Contribution Agreement dated May 12, 2005 (as amended to date, the “Existing Agreement”).

 

B.                                    The parties to this Amendment desire to amend the Existing Agreement as set forth in this Amendment.

 

NOW, THEREFORE, for good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto do hereby agree as follows:

 

1.                                       Definitions.  Each capitalized term used but not defined in this Amendment shall have the meaning assigned to it in the Existing Agreement.

 

2.                                       VNO Transaction Sub.  The Existing Agreement was purportedly executed by CESC Rosslyn L.L.C., a Delaware limited liability company, as “VNO Transaction Sub.”  The correct name of the wholly owned subsidiary of the Operating Partnership that has been formed, pursuant to a Certificate of Formation filed with the Delaware Secretary of State on May 20, 2005, is “Vornado Rosslyn LLC.”  Notwithstanding anything to the contrary in the Existing Agreement, (i) the term “VNO Transaction Sub” shall refer exclusively to Vornado Rosslyn LLC, a Delaware limited liability company, (ii) any representations or warranties of Vornado in the Existing Agreement shall be qualified by the fact that the VNO Transaction Sub was not formed prior to May 20, 2005, and (iii) the VNO Transaction Sub confirms, by its execution of this Amendment, that it has agreed to be bound by all of the provisions of the Existing Agreement, as modified by this Amendment.

 

3.                                       Study Period.  Notwithstanding Section 2.1 of the Existing Agreement, the Study Period shall be extended until July 8, 2005 for all purposes under the Agreement.

 

4.                                       Specified General Partner Transaction Costs.  Notwithstanding the provisions of the Existing Agreement, including Sections 1.5(b)(i)(y), 1.5(c)(i)(y), and 9.1(b) thereof, (i) Vornado shall pay the expenses listed in Section 9.1(b) of the Existing Agreement, (ii) notwithstanding the foregoing clause (i), if the

 



 

Agreement shall terminate without consummation of Closing, then Vornado shall have no further obligation to pay any expenses listed in Section 9.1(b) of the Existing Agreement (regardless of whether such expenses are then due and payable), and the General Partners shall be solely responsible for any such expenses, and the General Partners shall promptly reimburse Vornado for any amounts paid by Vornado in respect to the expenses listed in Section 9.1(b) of the Existing Agreement, and (iii) in calculating the Units to be issued at Closing under Section 1.5 of the Existing Agreement, the Specified General Partner Transaction Costs shall be treated as Specified Vornado Transaction Costs (i.e., an amount equal to 50% of the expenses payable by Vornado under the foregoing clause (i) shall reduce the consideration payable by Vornado pursuant to Section 1.5(b)(i)(x) and Section 1.5(c)(i)(x) of the Existing Agreement).

 

5.                                       Ratification.  Except as expressly modified by this Amendment, the Existing Agreement shall continue in full force and effect in accordance with its terms.  References in the Existing Agreement or in this Amendment to the “Agreement” shall be deemed to be references to the Existing Agreement as modified by this Amendment.

 

6.                                       Counterparts; Execution By Facsimile.  This Amendment may be executed in any number of counterparts with the same effect as if all of the parties had signed the same document.  All counterparts shall be construed together and shall constitute one agreement.  Execution and delivery of this Amendment by facsimile shall be sufficient for all purposes and shall be binding on any person who so executes and delivers this Amendment.

 

2



 

IN WITNESS WHEREOF, each of the parties hereto has caused this Amendment to be duly executed and delivered on its behalf as of the date first above written.

 

 

VORNADO REALTY TRUST

 

 

 

 

 

By:

 

 

 

Name:

 

 

 

Title:

 

 

 

 

 

 

 

VORNADO REALTY L.P.

 

 

 

 

 

By:                              Vornado Realty Trust,

 

its general partner

 

 

 

 

 

By:

 

 

 

Name:

 

 

 

Title:

 

 

 

 

 

 

 

VORNADO ROSSLYN LLC

 

 

 

 

 

By:                              Vornado Realty L.P.

 

By:                              Vornado Realty Trust

 

 

 

 

 

By:

 

 

 

Name:

 

 

 

Title:

 

 

 

 

 

 

 

GENERAL PARTNERS:

 

 

 

 

 

 

 

 

Robert H. Smith

 

 

 

 

 

 

 

 

Robert P. Kogod

 

3



 

SECOND AMENDMENT

TO

CONTRIBUTION AGREEMENT

 

THIS SECOND AMENDMENT TO CONTRIBUTION AGREEMENT (“Amendment”) is made as of July 8, 2005 among Vornado Realty Trust, a Maryland real estate investment trust (the “Company”), Vornado Realty L.P., a Delaware limited partnership (the “Operating Partnership”), Vornado Rosslyn LLC, a Delaware limited liability company and wholly owned subsidiary of the Operating Partnership (the “VNO Transaction Sub”), and Robert H. Smith and Robert P. Kogod (each, a “General Partner”).

 

A.                                    The parties to this Amendment entered into a Contribution Agreement dated May 12, 2005, as amended by an Amendment to Contribution Agreement dated June 27, 2005 (the “Existing Agreement”).

 

B.                                    The parties to this Amendment desire to further amend the Existing Agreement as set forth in this Amendment.

 

NOW, THEREFORE, for good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto do hereby agree as follows:

 

1.                                       Definitions.  Each capitalized term used but not defined in this Amendment shall have the meaning assigned to it in the Existing Agreement.

 

2.                                       Study Period.  Notwithstanding Section 2.1 of the Existing Agreement, the Study Period shall be extended until July 15, 2005 for all purposes under the Agreement.

 

3.                                       Ratification.  As expressly modified by this Amendment, the Existing Agreement shall continue in full force and effect in accordance with its terms.  References in the Existing Agreement or in this Amendment to the “Agreement” shall be deemed to be references to the Existing Agreement as modified by this Amendment.

 

4.                                       Counterparts; Execution By Facsimile.  This Amendment may be executed in any number of counterparts with the same effect as if all of the parties had signed the same document.  All counterparts shall be construed together and shall constitute one agreement.  Execution and delivery of this Amendment by facsimile shall be sufficient for all purposes and shall be binding on any person who so executes and delivers this Amendment.

 



 

IN WITNESS WHEREOF, each of the parties hereto has caused this Amendment to be duly executed and delivered on its behalf as of the date first above written.

 

 

VORNADO REALTY TRUST

 

 

 

 

 

By:

 

 

 

Name:

 

 

 

Title:

 

 

 

 

 

 

 

VORNADO REALTY L.P.

 

 

 

 

 

By:                              Vornado Realty Trust,

 

its general partner

 

 

 

 

 

By:

 

 

 

Name:

 

 

 

Title:

 

 

 

 

 

 

 

VORNADO ROSSLYN LLC

 

 

 

 

 

By:                              Vornado Realty L.P.

 

By:                              Vornado Realty Trust

 

 

 

 

 

By:

 

 

 

Name:

 

 

 

Title:

 

 

 

 

 

 

 

GENERAL PARTNERS:

 

 

 

 

 

 

 

 

Robert H. Smith

 

 

 

 

 

 

 

 

Robert P. Kogod

 

2



 

THIRD AMENDMENT

TO

CONTRIBUTION AGREEMENT

 

THIS THIRD AMENDMENT TO CONTRIBUTION AGREEMENT (“Amendment”) is made as of July 15, 2005 among Vornado Realty Trust, a Maryland real estate investment trust (the “Company”), Vornado Realty L.P., a Delaware limited partnership (the “Operating Partnership”), Vornado Rosslyn LLC, a Delaware limited liability company and wholly owned subsidiary of the Operating Partnership (the “VNO Transaction Sub”), and Robert H. Smith and Robert P. Kogod (each, a “General Partner”).

 

A.                                    The parties to this Amendment entered into a Contribution Agreement dated May 12, 2005, as amended by an Amendment to Contribution Agreement dated June 27, 2005 and by a Second Amendment to Contribution Agreement dated July 8, 2005 (the “Existing Agreement”).

 

B.                                    The parties to this Amendment desire to further amend the Existing Agreement as set forth in this Amendment.

 

NOW, THEREFORE, for good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto do hereby agree as follows:

 

1.                                       Definitions.  Each capitalized term used but not defined in this Amendment shall have the meaning assigned to it in the Existing Agreement.

 

2.                                       Study Period.  Notwithstanding Section 2.1 of the Existing Agreement, the Study Period shall be extended until July 22, 2005 for all purposes under the Agreement.

 

3.                                       Ratification.  As expressly modified by this Amendment, the Existing Agreement shall continue in full force and effect in accordance with its terms.  References in the Existing Agreement or in this Amendment to the “Agreement” shall be deemed to be references to the Existing Agreement as modified by this Amendment.

 

4.                                       Counterparts; Execution By Facsimile.  This Amendment may be executed in any number of counterparts with the same effect as if all of the parties had signed the same document.  All counterparts shall be construed together and shall constitute one agreement.  Execution and delivery of this Amendment by facsimile shall be sufficient for all purposes and shall be binding on any person who so executes and delivers this Amendment.

 



 

IN WITNESS WHEREOF, each of the parties hereto has caused this Amendment to be duly executed and delivered on its behalf as of the date first above written.

 

 

VORNADO REALTY TRUST

 

 

 

 

 

By:

 

 

 

Name:

 

 

 

Title:

 

 

 

 

 

 

 

VORNADO REALTY L.P.

 

 

 

 

 

By:                              Vornado Realty Trust,

 

its general partner

 

 

 

 

 

By:

 

 

 

Name:

 

 

 

Title:

 

 

 

 

 

 

 

VORNADO ROSSLYN LLC

 

 

 

 

 

By:                              Vornado Realty L.P.

 

By:                              Vornado Realty Trust

 

 

 

 

 

By:

 

 

 

Name:

 

 

 

Title:

 

 

 

 

 

 

 

GENERAL PARTNERS:

 

 

 

 

 

 

Robert H. Smith

 

 

 

 

 

 

 

 

Robert P. Kogod

 

2



 

 

FOURTH AMENDMENT

TO

CONTRIBUTION AGREEMENT

 

THIS FOURTH AMENDMENT TO CONTRIBUTION AGREEMENT (“Amendment”) is made as of July 22, 2005 among Vornado Realty Trust, a Maryland real estate investment trust (the “Company”), Vornado Realty L.P., a Delaware limited partnership (the “Operating Partnership”), Vornado Rosslyn LLC, a Delaware limited liability company and wholly owned subsidiary of the Operating Partnership (the “VNO Transaction Sub”), and Robert H. Smith and Robert P. Kogod (each, a “General Partner”).

 

A.                                    The parties to this Amendment entered into a Contribution Agreement dated May 12, 2005, as amended by an Amendment to Contribution Agreement dated June 27, 2005 and by a Second Amendment to Contribution Agreement dated July 8, 2005 and by a Third Amendment to Contribution Agreement dated July 15, 2005 (the “Existing Agreement”).

 

B.                                    The parties to this Amendment desire to further amend the Existing Agreement as set forth in this Amendment.

 

NOW, THEREFORE, for good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto do hereby agree as follows:

 

1.                                       Definitions.  Each capitalized term used but not defined in this Amendment shall have the meaning assigned to it in the Existing Agreement.

 

2.                                       Study Period.  Notwithstanding Section 2.1 of the Existing Agreement, the Study Period shall be extended until July 29, 2005 for all purposes under the Agreement.

 

3.                                       Ratification.  As expressly modified by this Amendment, the Existing Agreement shall continue in full force and effect in accordance with its terms.  References in the Existing Agreement or in this Amendment to the “Agreement” shall be deemed to be references to the Existing Agreement as modified by this Amendment.

 

4.                                       Counterparts; Execution By Facsimile.  This Amendment may be executed in any number of counterparts with the same effect as if all of the parties had signed the same document.  All counterparts shall be construed together and shall constitute one agreement.  Execution and delivery of this Amendment by facsimile shall be sufficient for all purposes and shall be binding on any person who so executes and delivers this Amendment.

 



 

IN WITNESS WHEREOF, each of the parties hereto has caused this Amendment to be duly executed and delivered on its behalf as of the date first above written.

 

 

VORNADO REALTY TRUST

 

 

 

 

 

By:

 

 

 

Name:

 

 

 

Title:

 

 

 

 

 

 

 

VORNADO REALTY L.P.

 

 

 

 

 

By:                              Vornado Realty Trust,

 

its general partner

 

 

 

 

 

By:

 

 

 

Name:

 

 

 

Title:

 

 

 

 

 

 

 

VORNADO ROSSLYN LLC

 

 

 

By:                              Vornado Realty L.P.

 

By:                              Vornado Realty Trust

 

 

 

 

 

By:

 

 

 

Name:

 

 

 

Title:

 

 

 

 

 

 

 

GENERAL PARTNERS:

 

 

 

 

 

 

Robert H. Smith

 

 

 

 

 

 

 

 

Robert P. Kogod

 

2



 

FIFTH AMENDMENT

TO

CONTRIBUTION AGREEMENT

 

THIS FIFTH AMENDMENT TO CONTRIBUTION AGREEMENT (“Amendment”) is made as of July 29, 2005 among Vornado Realty Trust, a Maryland real estate investment trust (the “Company”), Vornado Realty L.P., a Delaware limited partnership (the “Operating Partnership”), Vornado Rosslyn LLC, a Delaware limited liability company and wholly owned subsidiary of the Operating Partnership (the “VNO Transaction Sub”), and Robert H. Smith and Robert P. Kogod (each, a “General Partner”).

 

A.                                    The parties to this Amendment entered into a Contribution Agreement dated May 12, 2005, as amended by an Amendment to Contribution Agreement dated June 27, 2005, a Second Amendment to Contribution Agreement dated July 8, 2005, a Third Amendment to Contribution Agreement dated July 15, 2005 and a Fourth Amendment to Contribution Agreement dated July 22, 2005 (the “Existing Agreement”).

 

B.                                    The parties to this Amendment desire to further amend the Existing Agreement as set forth in this Amendment.

 

NOW, THEREFORE, for good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto do hereby agree as follows:

 

1.                                       Definitions.  Each capitalized term used but not defined in this Amendment shall have the meaning assigned to it in the Existing Agreement.

 

2.                                       Study Period.  Notwithstanding Section 2.1 of the Existing Agreement, the Study Period shall be extended until August 5, 2005 for all purposes under the Agreement.

 

3.                                       Ratification.  As expressly modified by this Amendment, the Existing Agreement shall continue in full force and effect in accordance with its terms.  References in the Existing Agreement or in this Amendment to the “Agreement” shall be deemed to be references to the Existing Agreement as modified by this Amendment.

 

4.                                       Counterparts; Execution By Facsimile.  This Amendment may be executed in any number of counterparts with the same effect as if all of the parties had signed the same document.  All counterparts shall be construed together and shall constitute one agreement.  Execution and delivery of this Amendment by facsimile shall be sufficient for all purposes and shall be binding on any person who so executes and delivers this Amendment.

 



 

IN WITNESS WHEREOF, each of the parties hereto has caused this Amendment to be duly executed and delivered on its behalf as of the date first above written.

 

 

VORNADO REALTY TRUST

 

 

 

 

 

By:

 

 

 

Name:

 

 

 

Title:

 

 

 

 

 

 

 

VORNADO REALTY L.P.

 

 

 

 

 

By:                              Vornado Realty Trust,

 

its general partner

 

 

 

 

 

By:

 

 

 

Name:

 

 

 

Title:

 

 

 

 

 

 

 

VORNADO ROSSLYN LLC

 

 

 

By:                              Vornado Realty L.P.

 

By:                              Vornado Realty Trust

 

 

 

 

 

By:

 

 

 

Name:

 

 

 

Title:

 

 

 

 

 

 

 

GENERAL PARTNERS:

 

 

 

 

 

 

Robert H. Smith

 

 

 

 

 

 

 

 

Robert P. Kogod

 

2



 

SIXTH AMENDMENT

TO

CONTRIBUTION AGREEMENT

 

THIS SIXTH AMENDMENT TO CONTRIBUTION AGREEMENT (“Amendment”) is made as of August 3, 2005 among Vornado Realty Trust, a Maryland real estate investment trust (the “Company”), Vornado Realty L.P., a Delaware limited partnership (the “Operating Partnership”), Vornado Rosslyn LLC, a Delaware limited liability company and wholly owned subsidiary of the Operating Partnership (the “VNO Transaction Sub”), and Robert H. Smith and Robert P. Kogod (each, a “General Partner”).

 

A.                                    The parties to this Amendment entered into a Contribution Agreement dated May 12, 2005, as amended by an Amendment to Contribution Agreement dated June 27, 2005, a Second Amendment to Contribution Agreement dated July 8, 2005, a Third Amendment to Contribution Agreement dated July 15, 2005, a Fourth Amendment to Contribution Agreement dated July 22, 2005 and a Fifth Amendment to Contribution Agreement dated July 29, 2005 (the “Existing Agreement”).

 

B.                                    The parties to this Amendment desire to further amend the Existing Agreement as set forth in this Amendment.

 

NOW, THEREFORE, for good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto do hereby agree as follows:

 

1.                                       Definitions.  Each capitalized term used but not defined in this Amendment shall have the meaning assigned to it in the Existing Agreement.

 

2.                                       Consideration.

 

a.                                       Exchange ValueSection 1.5(a) of the Existing Agreement is hereby amended by deleting “$170,200,000” and replacing it with “$166,700,000”.

 

b.                                      Paris AllocationSection 1.5(a)(iv) of the Existing Agreement is hereby amended by deleting “58.871915%” and replacing it with “59.4481106%”.

 

c.                                       Geneva AllocationSection 1.5(a)(v) of the Existing Agreement is hereby amended by deleting “41.128085%” and replacing it with “40.5518894%”.

 

3.                                       Deemed Value Per Unit.  The last sentence of Section 1.5(b)(i) of the Existing Agreement is hereby deleted in its entirety and replaced with the following:  “For purposes of this Agreement, the “Deemed Value” per Unit shall be $77.70.”  Section 1.5(b)(iii) of the Existing Agreement is hereby deleted.  Section 1.3 of

 



 

the Existing Agreement is hereby amended by deleting “, subject to Section 1.5(b)(iii),”.

 

4.                                       End of Study Period; Additional Deposit.

 

a.                                       Notwithstanding Section 2.1 of the Existing Agreement, the parties acknowledge and agree that the Study Period shall end on August 3, 2005 for all purposes of the Agreement.  From and after the full execution and delivery of this Amendment, Vornado shall be deemed to have waived its termination right under Section 2.3 of the Agreement.

 

b.                                      Notwithstanding anything to the contrary in Section 2.5 of the Agreement, Vornado shall increase the deposit under the Deposit Escrow Agreement to $2,500,000 by transferring an additional cash deposit of $1,250,000 to the escrow agent under the Deposit Escrow Agreement within two (2) business days after full execution and delivery of this Amendment.

 

5.                                       Modification of Certain Dates and Time Periods.

 

a.                                       Section 1.3 of the Existing Agreement is hereby amended by deleting “July 29, 2005” in the eighth line and replacing it with “September 9, 2005”.  Section 1.3 of the Existing Agreement is hereby amended by deleting “60 days” in the eleventh line and replacing it with “30 days”.

 

b.                                      Section 6.13(c) of the Existing Agreement is hereby amended by deleting “August 31, 2005” and replacing it with “October 10, 2005”.

 

c.                                       Sections 10.1(b) and 10.1(c) of the Existing Agreement are each hereby amended by deleting “October 31, 2005” and replacing it with “October 10, 2005”.

 

6.                                       Ratification.  As expressly modified by this Amendment, the Existing Agreement shall continue in full force and effect in accordance with its terms.  References in the Existing Agreement or in this Amendment to the “Agreement” shall be deemed to be references to the Existing Agreement as modified by this Amendment.

 

7.                                       Counterparts; Execution By Facsimile.  This Amendment may be executed in any number of counterparts with the same effect as if all of the parties had signed the same document.  All counterparts shall be construed together and shall constitute one agreement.  Execution and delivery of this Amendment by facsimile shall be sufficient for all purposes and shall be binding on any person who so executes and delivers this Amendment.

 

8.                                       Business Day.  If the last day of any time period under the Agreement, or the deadline for performance of any obligation under the Agreement, falls on a day that is not a business day, then such last day or deadline shall automatically be extended to the next business day.

 

2



 

IN WITNESS WHEREOF, each of the parties hereto has caused this Amendment to be duly executed and delivered on its behalf as of the date first above written.

 

 

VORNADO REALTY TRUST

 

 

 

 

 

By:

 

 

 

Name:

 

 

 

Title:

 

 

 

 

 

 

 

VORNADO REALTY L.P.

 

 

 

By:                              Vornado Realty Trust,

 

its general partner

 

 

 

 

 

By:

 

 

 

Name:

 

 

 

Title:

 

 

 

 

 

 

 

VORNADO ROSSLYN LLC

 

 

 

By:                              Vornado Realty L.P.

 

By:                              Vornado Realty Trust

 

 

 

 

 

By:

 

 

 

Name:

 

 

 

Title:

 

 

 

 

 

 

 

GENERAL PARTNERS:

 

 

 

 

 

 

Robert H. Smith

 

 

 

 

 

 

 

 

Robert P. Kogod

 

3



 

SEVENTH AMENDMENT

TO

CONTRIBUTION AGREEMENT

 

THIS SEVENTH AMENDMENT TO CONTRIBUTION AGREEMENT (“Amendment”) is made as of October 7, 2005 among Vornado Realty Trust, a Maryland real estate investment trust (the “Company”), Vornado Realty L.P., a Delaware limited partnership (the “Operating Partnership”), Vornado Rosslyn LLC, a Delaware limited liability company and wholly owned subsidiary of the Operating Partnership (the “VNO Transaction Sub”), and Robert H. Smith and Robert P. Kogod (each, a “General Partner”).

 

A.                                    The parties to this Amendment entered into a Contribution Agreement dated May 12, 2005, as amended by an Amendment to Contribution Agreement dated June 27, 2005, a Second Amendment to Contribution Agreement dated July 8, 2005, a Third Amendment to Contribution Agreement dated July 15, 2005, a Fourth Amendment to Contribution Agreement dated July 22, 2005, a Fifth Amendment to Contribution Agreement dated July 29, 2005 and a Sixth Amendment to Contribution Agreement dated August 3, 2005 (the “Existing Agreement”).

 

B.                                    The parties to this Amendment desire to further amend the Existing Agreement as set forth in this Amendment.

 

NOW, THEREFORE, for good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto do hereby agree as follows:

 

1.                                       Definitions.  Each capitalized term used but not defined in this Amendment shall have the meaning assigned to it in the Existing Agreement.

 

2.                                       Modification of Certain Dates and Time Periods.

 

a.                                       Section 1.3 of the Existing Agreement is hereby amended and restated in its entirety to read as follows:

 

1.3                         Closing. The consummation of the Transaction described in Section 1.1 (“Closing”) shall take place on such date and time as the Company and the Operating Partnership may select by at least five (5) days’ prior notice to the General Partners; provided, however, that (subject to the satisfaction or waiver of the applicable conditions to the Closing set forth in ARTICLE VII) the Closing Date shall be no later than November 11, 2005, unless the Operating Partnership and the General Partners shall otherwise agree (the “Closing Date”).  The Closing shall be effective as of 12:01 A.M. on the Closing Date unless the parties otherwise agree (“Effective Date”).  The Closing shall be held at the offices of Arnold & Porter LLP, 555 12th Street, N.W., Washington, D.C. 20004, or at such other location as the parties may agree.”

 



 

b.                                      Section 6.13(c) of the Existing Agreement is hereby amended by deleting “October 10, 2005” and replacing it with “November 11, 2005”.

 

c.                                       Sections 10.1(b) and 10.1(c) of the Existing Agreement are each hereby amended by deleting “October 10, 2005” and replacing it with “November 11, 2005”.

 

3.                                       Ratification.  As expressly modified by this Amendment, the Existing Agreement shall continue in full force and effect in accordance with its terms.  References in the Existing Agreement or in this Amendment to the “Agreement” shall be deemed to be references to the Existing Agreement as modified by this Amendment.

 

4.                                       Counterparts; Execution By Facsimile.  This Amendment may be executed in any number of counterparts with the same effect as if all of the parties had signed the same document.  All counterparts shall be construed together and shall constitute one agreement.  Execution and delivery of this Amendment by facsimile shall be sufficient for all purposes and shall be binding on any person who so executes and delivers this Amendment.

 

[signatures on following page]

 

2



 

IN WITNESS WHEREOF, each of the parties hereto has caused this Amendment to be duly executed and delivered on its behalf as of the date first above written.

 

 

VORNADO REALTY TRUST

 

 

 

 

 

By:

 

 

 

Name:

 

 

 

Title:

 

 

 

 

 

 

 

VORNADO REALTY L.P.

 

 

 

By:                              Vornado Realty Trust,

 

its general partner

 

 

 

 

 

By:

 

 

 

Name:

 

 

 

Title:

 

 

 

 

 

 

 

VORNADO ROSSLYN LLC

 

 

 

By:                              Vornado Realty L.P.

 

By:                              Vornado Realty Trust

 

 

 

 

 

By:

 

 

 

Name:

 

 

 

Title:

 

 

 

 

 

 

 

GENERAL PARTNERS:

 

 

 

 

 

 

Robert H. Smith

 

 

 

 

 

 

 

 

Robert P. Kogod

 

3



 

EIGHTH AMENDMENT

TO

CONTRIBUTION AGREEMENT

 

THIS EIGHTH AMENDMENT TO CONTRIBUTION AGREEMENT (“Amendment”) is made as of November 11, 2005 among Vornado Realty Trust, a Maryland real estate investment trust (the “Company”), Vornado Realty L.P., a Delaware limited partnership (the “Operating Partnership”), Vornado Rosslyn LLC, a Delaware limited liability company and wholly owned subsidiary of the Operating Partnership (the “VNO Transaction Sub”), and Robert H. Smith and Robert P. Kogod (each, a “General Partner”).

 

A.                                    The parties to this Amendment entered into a Contribution Agreement dated May 12, 2005, as amended by an Amendment to Contribution Agreement dated June 27, 2005, a Second Amendment to Contribution Agreement dated July 8, 2005, a Third Amendment to Contribution Agreement dated July 15, 2005, a Fourth Amendment to Contribution Agreement dated July 22, 2005, a Fifth Amendment to Contribution Agreement dated July 29, 2005, a Sixth Amendment to Contribution Agreement dated August 3, 2005 and a Seventh Amendment to Contribution Agreement dated October 7, 2005 (the “Existing Agreement”).

 

B.                                    The parties to this Amendment desire to further amend the Existing Agreement as set forth in this Amendment.

 

NOW, THEREFORE, for good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto do hereby agree as follows:

 

1.                                       Definitions.  Each capitalized term used but not defined in this Amendment shall have the meaning assigned to it in the Existing Agreement.

 

2.                                       Modification of Certain Dates and Time Periods.

 

a.                                       Section 1.3 of the Existing Agreement is hereby amended and restated in its entirety to read as follows:

 

1.3                         Closing. The consummation of the Transaction described in Section 1.1 (“Closing”) shall take place on such date and time as the Company and the Operating Partnership may select by at least five (5) days’ prior notice to the General Partners; provided, however, that (subject to the satisfaction or waiver of the applicable conditions to the Closing set forth in ARTICLE VII) the Closing Date shall be no later than December 1, 2005, unless the Operating Partnership and the General Partners shall otherwise agree (the “Closing Date”).  The Closing shall be effective as of 12:01 A.M. on the Closing Date unless the parties otherwise agree (“Effective Date”).  The Closing shall be held at the offices of Arnold & Porter LLP, 555 12th Street, N.W., Washington, D.C. 20004, or at such other location as the parties may agree.”

 



 

b.                                      Section 6.13(c) of the Existing Agreement is hereby amended by deleting “November 11, 2005” and replacing it with “December 1, 2005”.

 

c.                                       Sections 10.1(b) and 10.1(c) of the Existing Agreement are each hereby amended by deleting “November 11, 2005” and replacing it with “December 1, 2005”.

 

3.                                       Transaction Costs.  To the extent that any Specified Vornado Transaction Costs or Specified General Partner Transaction Costs, as defined in Section 9.1 of the Existing Agreement, are not finally established on the Closing Date, such amounts shall be treated in the same manner as net proration amounts pursuant to Section 9.3 of the Existing Agreement; i.e., such transaction costs will be estimated on the Closing Date using the best available information, and if the parties proceed under clause (ii) of the third sentence of Section 9.3, the number of Units will be finalized as promptly as practicable after the Closing Date based on the final transaction costs as reasonably agreed by the General Partners and Vornado.

 

4.                                       Ratification.  As expressly modified by this Amendment, the Existing Agreement shall continue in full force and effect in accordance with its terms.  References in the Existing Agreement or in this Amendment to the “Agreement” shall be deemed to be references to the Existing Agreement as modified by this Amendment.

 

5.                                       Counterparts; Execution By Facsimile.  This Amendment may be executed in any number of counterparts with the same effect as if all of the parties had signed the same document.  All counterparts shall be construed together and shall constitute one agreement.  Execution and delivery of this Amendment by facsimile shall be sufficient for all purposes and shall be binding on any person who so executes and delivers this Amendment.

 

[signatures on following page]

 

2



 

IN WITNESS WHEREOF, each of the parties hereto has caused this Amendment to be duly executed and delivered on its behalf as of the date first above written.

 

 

VORNADO REALTY TRUST

 

 

 

 

 

By:

 

 

 

Name:

 

 

 

Title:

 

 

 

 

 

 

 

VORNADO REALTY L.P.

 

 

 

By:                              Vornado Realty Trust,

 

its general partner

 

 

 

 

 

By:

 

 

 

Name:

 

 

 

Title:

 

 

 

 

 

 

 

VORNADO ROSSLYN LLC

 

 

 

By:                              Vornado Realty L.P.

 

By:                              Vornado Realty Trust

 

 

 

 

 

By:

 

 

 

Name:

 

 

 

Title:

 

 

 

 

 

 

 

GENERAL PARTNERS:

 

 

 

 

 

 

Robert H. Smith

 

 

 

 

 

 

 

 

Robert P. Kogod

 

3



 

NINTH AMENDMENT

TO

CONTRIBUTION AGREEMENT

 

THIS NINTH AMENDMENT TO CONTRIBUTION AGREEMENT (“Amendment”) is made as of December 8, 2005 among Vornado Realty Trust, a Maryland real estate investment trust (the “Company”), Vornado Realty L.P., a Delaware limited partnership (the “Operating Partnership”), Vornado Rosslyn LLC, a Delaware limited liability company and wholly owned subsidiary of the Operating Partnership (the “VNO Transaction Sub”), and Robert H. Smith and Robert P. Kogod (each, a “General Partner”).

 

A.                                    The parties to this Amendment entered into a Contribution Agreement dated May 12, 2005, as amended by an Amendment to Contribution Agreement dated June 27, 2005, a Second Amendment to Contribution Agreement dated July 8, 2005, a Third Amendment to Contribution Agreement dated July 15, 2005, a Fourth Amendment to Contribution Agreement dated July 22, 2005, a Fifth Amendment to Contribution Agreement dated July 29, 2005, a Sixth Amendment to Contribution Agreement dated August 3, 2005, a Seventh Amendment to Contribution Agreement dated October 7, 2005 and an Eighth Amendment to Contribution Agreement dated November 11, 2005 (the “Existing Agreement”).

 

B.                                    The parties to this Amendment desire to further amend the Existing Agreement as set forth in this Amendment.

 

NOW, THEREFORE, for good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto do hereby agree as follows:

 

1.                                       Definitions.  Each capitalized term used but not defined in this Amendment shall have the meaning assigned to it in the Existing Agreement.

 

2.                                       Modification of Certain Dates and Time Periods.

 

a.                                       Section 1.3 of the Existing Agreement is hereby amended and restated in its entirety to read as follows:

 

1.3                         Closing. The consummation of the Transaction described in Section 1.1 (“Closing”) shall take place on such date and time as the Company and the Operating Partnership may select by at least five (5) days’ prior notice to the General Partners; provided, however, that (subject to the satisfaction or waiver of the applicable conditions to the Closing set forth in ARTICLE VII) the Closing Date shall be no later than December 21, 2005, unless the Operating Partnership and the General Partners shall otherwise agree (the “Closing Date”).  The Closing shall be effective as of 12:01 A.M. on the Closing Date unless the parties otherwise agree (“Effective Date”).  The Closing shall be held at the

 



 

offices of Arnold & Porter LLP, 555 12th Street, N.W., Washington, D.C. 20004, or at such other location as the parties may agree.”

 

b.                                      Section 6.13(c) of the Existing Agreement is hereby amended by deleting “December 1, 2005” and replacing it with “December 21, 2005”.

 

c.                                       Sections 10.1(b) and 10.1(c) of the Existing Agreement are each hereby amended by deleting “December 1, 2005” and replacing it with “December 21, 2005”.

 

3.                                       Ratification.  As expressly modified by this Amendment, the Existing Agreement shall continue in full force and effect in accordance with its terms.  References in the Existing Agreement or in this Amendment to the “Agreement” shall be deemed to be references to the Existing Agreement as modified by this Amendment.

 

4.                                       Counterparts; Execution By Facsimile.  This Amendment may be executed in any number of counterparts with the same effect as if all of the parties had signed the same document.  All counterparts shall be construed together and shall constitute one agreement.  Execution and delivery of this Amendment by facsimile shall be sufficient for all purposes and shall be binding on any person who so executes and delivers this Amendment.

 

[signatures on following page]

 

2



 

IN WITNESS WHEREOF, each of the parties hereto has caused this Amendment to be duly executed and delivered on its behalf as of the date first above written.

 

 

 

VORNADO REALTY TRUST

 

 

 

 

 

By:

 

 

 

Name:

 

 

 

Title:

 

 

 

 

 

 

 

VORNADO REALTY L.P.

 

 

 

By:                              Vornado Realty Trust,

 

its general partner

 

 

 

 

 

By:

 

 

 

Name:

 

 

 

Title:

 

 

 

 

 

 

 

VORNADO ROSSLYN LLC

 

 

 

By:                              Vornado Realty L.P.

 

By:                              Vornado Realty Trust

 

 

 

 

 

By:

 

 

 

Name:

 

 

 

Title:

 

 

 

 

 

 

 

GENERAL PARTNERS:

 

 

 

 

 

 

Robert H. Smith

 

 

 

 

 

 

 

 

Robert P. Kogod

 

3


EXHIBIT 12

 

COMPUTATION OF RATIOS

(UNAUDITED)

 

Our consolidated ratios of earnings to fixed charges and earnings to combined fixed charges and preference dividends for each of the fiscal years ended December 31, 2005, 2004, 2003, 2002 and 2001 are as follows:

 

 

 

YEAR ENDED DECEMBER 31,

 

($ in thousands)

 

2005

 

2004

 

2003

 

2002

 

2001

 

Net income from continuing operations

 

$

507,164

 

$

515,904

 

$

285,528

 

$

253,148

 

$

242,011

 

Minority interest in the Operating Partnership not included in fixed charges

 

86,271

 

82,030

 

83,132

 

44,811

 

18,951

 

Equity in income of partially-owned entities in excess of distributions

 

 

(26,624

)

 

 

(28,360

)

Fixed charges and preference dividends

 

536,702

 

424,696

 

423,577

 

437,605

 

413,946

 

Capitalized interest

 

(15,582

)

(8,718

)

(5,407

)

(6,677

)

(12,171

)

 

 

 

 

 

 

 

 

 

 

 

 

Earnings - Numerator

 

$

1,114,555

 

$

987,288

 

$

786,830

 

$

728,887

 

$

634,377

 

 

 

 

 

 

 

 

 

 

 

 

 

Interest and debt expense, including the Company’s pro-rata share of partially-owned entities

 

$

415,826

 

$

313,289

 

$

296,059

 

$

305,920

 

$

266,784

 

Capitalized interest

 

15,582

 

8,718

 

5,407

 

6,677

 

12,171

 

1/3 of rental expense – interest factor

 

7,382

 

5,491

 

5,491

 

5,719

 

5,144

 

Fixed charges - Denominator

 

438,790

 

327,498

 

306,957

 

318,316

 

284,099

 

Preferred unit distributions, a component of minority interest

 

51,411

 

75,278

 

95,805

 

96,122

 

93,342

 

Preferred share dividends

 

46,501

 

21,920

 

20,815

 

23,167

 

36,505

 

Combined fixed charges and preference dividends - Denominator

 

$

536,702

 

$

424,696

 

$

423,577

 

$

437,605

 

$

413,946

 

 

 

 

 

 

 

 

 

 

 

 

 

Ratio of earnings to fixed charges

 

2.54

 

3.01

 

2.56

 

2.29

 

2.23

 

Ratio of earnings to combined fixed charges and preference dividends

 

2.08

 

2.32

 

1.86

 

1.67

 

1.53

 

 

Earnings equals (i) income from continuing operations before income taxes plus, (ii) minority interest in the Operating Partnership not included in fixed charges and (iii) fixed charges, minus, (iv) equity in income of partially-owned entities in excess of distributions and (v) capitalized interest.  Fixed charges equals (i) interest debt expense, plus (ii) the Company’s pro-rata share of interest expense of partially-owned entities, (iii) capitalized interest and (iv) the portion of operating lease rental expense that is representative of the interest factor, which is one-third of operating lease rentals.  Combined fixed charges and preference dividends equals fixed charges plus preferred unit distributions of the Operating Partnership and preferred share dividends.

 

1


EXHIBIT 21

 

 

 

State of

Name of Subsidiary

 

Organization

 

 

 

14th Street Acquisition II, L.L.C.

 

Delaware

14th Street Acquisition, L.L.C.

 

Delaware

150 East 58th Street, L.L.C.

 

New York

1740 Broadway Associates, L.P.

 

Delaware

175 Lexington, L.L.C.

 

New York

20 Broad Company, L.L.C.

 

New York

20 Broad Lender, L.L.C.

 

New York

201 East 66th Street, L.L.C.

 

New York

330 Madison Company, L.L.C.

 

New York

350 North Orleans, L.L.C.

 

Delaware

40 East 14 Realty Associates General Partnership

 

New York

40 East 14 Realty Associates, L.L.C.

 

New York

40 Fulton Street, L.L.C.

 

New York

401 Commercial Son, L.L.C.

 

New York

401 Commercial, L.P.

 

New York

401 General Partner, L.L.C.

 

New York

401 Hotel General Partner, L.L.C.

 

New York

401 Hotel REIT, L.L.C.

 

Delaware

401 Hotel TRS, Inc.

 

Delaware

401 Hotel, L.P.

 

New York

480-486 Broadway, L.L.C.

 

Delaware

480-486 JV, L.L.C.

 

New York

527 West Kinzie, L.L.C.

 

Illinois

689 Fifth Avenue, L.L.C.

 

New York

7 West 34th Street, L.L.C.

 

New York

715 Lexington Avenue, L.L.C.

 

New York

770 Broadway Company, L.L.C.

 

New York

770 Broadway Mezzanine, L.L.C.

 

Delaware

770 Broadway Owner, L.L.C.

 

Delaware

825 Seventh Avenue Holding Corporation

 

New York

825 Seventh Avenue Holding, L.L.C.

 

New York

866 U.N. Plaza Associates, L.L.C.

 

New York

888 Seventh Avenue, L.L.C.

 

Delaware

909 Third Avenue Assignee, L.L.C.

 

New York

909 Third Company, L.P.

 

New York

909 Third GP, L.L.C.

 

Delaware

909 Third Mortgage Holder, L.L.C.

 

Delaware

968 Third Avenue, L.L.C.

 

New York

968 Third, L.L.C.

 

New York

Allentown VF, L.L.C.

 

Pennsylvania

Altius Management Advisors Pvt. Ltd.

 

Foreign

Americold Oregon, L.L.C.

 

Delaware

Americold Real Estate, L.P.

 

Delaware

Americold Realty Trust

 

Oregon

Americold Realty, Inc.

 

Delaware

 

1



 

 

 

State of

Name of Subsidiary

 

Organization

 

 

 

Amherst II VF, L.L.C.

 

New York

Amherst VF, L.L.C.

 

New York

Arbor Property, L.P.

 

Delaware

Art Al Holding, L.L.C.

 

Delaware

Art Manager, L.L.C.

 

Delaware

Art Quarry TRS, L.L.C.

 

Delaware

Atlantic City Holding, L.L.C.

 

New Jersey

B & B Park Avenue, L.P.

 

Delaware

BDC Special Member, L.L.C.

 

Delaware

Bengal Intelligent Parks Pvt. Ltd.

 

Foreign

Bensalem Holding Company, L.L.C.

 

Pennsylvania

Bensalem Holding Company, L.P.

 

Pennsylvania

Bensalem VF, L.L.C.

 

Pennsylvania

Bethlehem Holding Company, L.L.C.

 

Pennsylvania

Bethlehem Holding Company, L.P.

 

Pennsylvania

Bethlehem Properties Holding Co., L.L.C.

 

Pennsylvania

Bethlehem Properties Holding Co., L.P.

 

Pennsylvania

Bethlehem VF, L.L.C.

 

Pennsylvania

Bethlehem VF, L.P.

 

Pennsylvania

BIP Developers Pvt. Ltd.

 

Foreign

BIP Estates Pvt. Ltd.

 

Foreign

BMS Facilities Group, L.L.C.

 

Delaware

Bordentown II VF, L.L.C.

 

New Jersey

Bordentown VF, L.L.C.

 

New Jersey

Boston Design Center, L.L.C.

 

Delaware

Boulevard Services Pvt. Ltd.

 

Foreign

Bowen Building, L.P.

 

Delaware

Bricktown VF, L.L.C.

 

New Jersey

Bridgeland Warehouses, L.L.C.

 

New Jersey

Building Maintenance Service, L.L.C.

 

Delaware

Canadian Craft Show LTD.

 

Canada

Carmar Freezers Russelville, L.L.C.

 

Delaware

Carmar Freezers-Thomasville, L.L.C.

 

Missouri

Carmar Group, L.L.C.

 

Delaware

Carmar Industries, L.L.C.

 

Delaware

CESC 1101 17th Street Limited Partnership

 

Maryland

CESC 1101 17th Street Manager, L.L.C.

 

Delaware

CESC 1101 17th Street, L.L.C.

 

Delaware

CESC 1140 Connecticut Avenue Limited Partnership

 

District of Columbia

CESC 1140 Connecticut Avenue Manager, L.L.C.

 

Delaware

CESC 1140 Connecticut Avenue, L.L.C.

 

Delaware

CESC 1150 17th Street Limited Partnership

 

District of Columbia

CESC 1150 17th Street Manager, L.L.C.

 

Delaware

CESC 1150 17th Street, L.L.C.

 

Delaware

CESC 1730 M Street, L.L.C.

 

Delaware

CESC 1750 Pennsylvania Avenue, L.L.C.

 

Delaware

CESC 2101 L Street, L.L.C.

 

Delaware

CESC Commerce Executive Park, L.L.C.

 

Delaware

 

2



 

 

 

State of

Name of Subsidiary

 

Organization

 

 

 

CESC Crystal City Holding L.L.C.

 

Delaware

CESC Crystal City Land L.L.C.

 

Delaware

CESC Crystal Square Four, L.L.C.

 

Delaware

CESC Crystal/Rosslyn, L.L.C.

 

Delaware

CESC District Holdings, L.L.C.

 

Delaware

CESC Downtown Member, L.L.C.

 

Delaware

CESC Fairfax Square Manager, L.L.C.

 

Delaware

CESC Five Skyline Place, L.L.C.

 

Delaware

CESC Four Skyline Place, L.L.C.

 

Delaware

CESC Gateway Four L.L.C.

 

Virginia

CESC Gateway One, L.L.C.

 

Delaware

CESC Gateway Two Limited Partnership

 

Virginia

CESC Gateway Two Manager, L.L.C.

 

Virginia

CESC Gateway/Square Member, L.L.C.

 

Delaware

CESC Gateway/Square, L.L.C.

 

Delaware

CESC H Street, L.L.C.

 

Delaware

CESC Mall Land, L.L.C.

 

Virginia

CESC Mall, L.L.C.

 

Virginia

CESC One Courthouse Plaza Holdings, L.L.C.

 

Delaware

CESC One Courthouse Plaza, L.L.C.

 

Delaware

CESC One Democracy Plaza Manager, L.L.C.

 

Delaware

CESC One Democracy Plaza, L.P.

 

Maryland

CESC One Skyline Place, L.L.C.

 

Delaware

CESC One Skyline Tower, L.L.C.

 

Delaware

CESC Park Five Land, L.L.C.

 

Delaware

CESC Park Five Manager, L.L.C.

 

Virginia

CESC Park Four Land, L.L.C.

 

Delaware

CESC Park Four Manager, L.L.C.

 

Virginia

CESC Park One Land, L.L.C.

 

Delaware

CESC Park One Manager, L.L.C.

 

Delaware

CESC Park Three Land, L.L.C.

 

Delaware

CESC Park Three Manager, L.L.C.

 

Virginia

CESC Park Two, L.L.C.

 

Delaware

CESC Park Two Land, L.L.C.

 

Delaware

CESC Park Two Manager L.L.C.

 

Virginia

CESC Plaza Five Limited Partnership

 

Virginia

CESC Plaza Limited Partnership

 

Virginia

CESC Plaza Manager, L.L.C.

 

Virginia

CESC Plaza Parking, L.L.C.

 

Delaware

CESC Realty Park Five, L.L.C.

 

Virginia

CESC Realty Park Three, L.L.C.

 

Virginia

CESC Reston Executive Center, L.L.C.

 

Delaware

CESC Seven Skyline Place, L.L.C.

 

Delaware

CESC Six Skyline Place, L.L.C.

 

Delaware

CESC Square Four L.L.C.

 

Virginia

CESC Square Four Land L.L.C.

 

Delaware

CESC Square Land, L.L.C.

 

Delaware

CESC Square, L.L.C.

 

Virginia

 

3



 

 

 

State of

Name of Subsidiary

 

Organization

 

 

 

CESC Three Skyline Place, L.L.C.

 

Delaware

CESC TRS, Inc.

 

Delaware

CESC Two Courthouse Plaza Limited Partnership

 

Virginia

CESC Two Courthouse Plaza Manager, L.L.C.

 

Delaware

CESC Two Skyline Place, L.L.C.

 

Delaware

CESC Tysons Dulles Plaza, L.L.C.

 

Delaware

CESC Water Park, L.L.C.

 

Virginia

Charles E. Smith Commercial Realty, L.P.

 

Delaware

Charles E. Smith Real Estate Services, L.P.

 

Virginia

Cherry Hill VF, L.L.C.

 

New Jersey

Chicopee Holding, L.L.C.

 

Massachusetts

Cinderella Homes Pvt. Ltd.

 

Foreign

Commerce Executive Park Association of Co-Owners

 

Virginia

Conrans VF, L.L.C.

 

New Jersey

Cumberland Holding, L.L.C.

 

New Jersey

Darby Development Corp.

 

Florida

Darby Development, L.L.C.

 

Delaware

Delran VF, L.L.C.

 

New Jersey

Design Center Owner - DC, L.L.C.

 

Delaware

Dover VF, L.L.C.

 

New Jersey

DSAC, L.L.C.

 

Texas

Dundalk VF, L.L.C.

 

Maryland

Durham Leasing II, L.L.C.

 

New Jersey

Durham Leasing, L.L.C.

 

New Jersey

East Brunswick VF, L.L.C.

 

New Jersey

Eatontown Monmouth Mall (Junior Mezz), L.L.C.

 

Delaware

Eatontown Monmouth Mall (Senior Mezz), L.L.C.

 

Delaware

Eatontown Monmouth Mall, L.L.C.

 

Delaware

Eleven Penn Plaza, L.L.C.

 

New York

Everest Infrastructure Development Mauritius Limited

 

Foreign

Fairfax Square Partners

 

Delaware

Fifth Crystal Park Associates Limited Partnership

 

Virginia

First Crystal Park Associates Limited Partnership

 

Virginia

Fourth Crystal Park Associates Limited Partnership

 

Virginia

Freeport VF, L.L.C.

 

New York

Fuller Madison, L.L.C.

 

New York

Gallery Market Holding Company, L.L.C.

 

Pennsylvania

Gallery Market Holding Company, L.P.

 

Pennsylvania

Gallery Market Properties Holding Co., L.L.C.

 

Pennsylvania

Gallery Market Properties Holding Co., L.P.

 

Pennsylvania

Garfield Parcel, L.L.C.

 

New Jersey

Glen Bernie VF, L.L.C.

 

Maryland

Glenolden VF, L.L.C.

 

Pennsylvania

Graybar Building, L.L.C.

 

New York

Green Acres Mall, L.L.C.

 

Delaware

Guard Management Service Corp.

 

New York

Guillford Associates, L.L.C.

 

Delaware

Hackensack VF, L.L.C.

 

New Jersey

 

4



 

 

 

State of

Name of Subsidiary

 

Organization

 

 

 

Hagerstown VF, L.L.C.

 

Maryland

Hanover Holding, L.L.C.

 

New Jersey

Hanover Industries, L.L.C.

 

New Jersey

Hanover Leasing, L.L.C.

 

New Jersey

Hanover Public Warehousing, L.L.C.

 

New Jersey

Hanover VF, L.L.C.

 

New Jersey

HBR Properties Annapolis, L.L.C.

 

Delaware

HBR Properties Norfolk, L.L.C.

 

Delaware

HBR Properties Pennsylvania, L.L.C.

 

Delaware

HBR Properties Roseville, L.L.C.

 

Delaware

HBR Properties, L.L.C.

 

Delaware

Henrietta Holding, L.L.C.

 

New York

Industry Research Collective, L.L.C.

 

Delaware

Inland Quarries, L.L.C.

 

Delaware

Interior Design Show, Inc.

 

Canada

International Biotech Park Ltd.

 

Foreign

Jersey City VF, L.L.C.

 

New Jersey

Juggernaut Homes Pvt. Ltd.

 

Foreign

Kaempfer 1399, L.L.C.

 

Delaware

Kaempfer Commonwealth, L.L.C.

 

Delaware

Kaempfer Warner, L.L.C.

 

Delaware

Kearny Holding VF, L.L.C.

 

New Jersey

Kearny Leasing VF, L.L.C.

 

New Jersey

L.A. Mart Properties, L.L.C.

 

Delaware

Lancaster Leasing Company, L.L.C.

 

Pennsylvania

Lancaster Leasing Company, L.P.

 

Pennsylvania

Landthorp Enterprises, L.L.C.

 

Delaware

LaSalle Hubbard L.L.C.

 

Delaware

Lawnside VF, L.L.C.

 

New Jersey

Lewisville TC, L.L.C.

 

Texas

Littleton Holding, L.L.C.

 

New Jersey

Lodi II VF, L.L.C.

 

New Jersey

Lodi VF, L.L.C.

 

New Jersey

M 330 Associates, L.P.

 

New York

M 393 Associates, L.L.C.

 

New York

M/H Two Park Associates

 

New York

Manalapan VF, L.L.C.

 

New Jersey

Market Square - Main Street, L.P.

 

Delaware

Market Square Furniture Plaza, Inc.

 

Delaware

Market Square Furniture Plaza, L.P.

 

Delaware

Market Square Group, Inc.

 

Delaware

Market Square Group, L.P.

 

Delaware

Market Square Hamilton Center, L.L.C.

 

Delaware

Market Square II, L.L.C.

 

Delaware

Market Square, L.P.

 

Delaware

Marlton VF, L.L.C.

 

New Jersey

Marple Holding Company, L.L.C.

 

Pennsylvania

Marple Holding Company, L.P.

 

Pennsylvania

 

5



 

 

 

State of

Name of Subsidiary

 

Organization

 

 

 

Mart Franchise Center, Inc.

 

Illinois

Mart Franchise Venture, L.L.C.

 

Delaware

Mart Parking II, L.L.C.

 

Delaware

Mart Parking, L.L.C.

 

Delaware

Mart Trade Show, L.L.C.

 

Delaware

Menands VF, L.L.C.

 

New York

Merchandise Mart Enterprises, Inc. (Canada)

 

Canada

Merchandise Mart Properties, Inc.

 

Delaware

Merchandise Mart, L.L.C.

 

Delaware

Mesquite TC, L.L.C.

 

Texas

Middletown VF, L.L.C.

 

New Jersey

MM 900, L.L.C.

 

Delaware

MMPI/Highpoint Lease, L.L.C.

 

Delaware

Monmouth Mall, L.L.C.

 

Delaware

Montclair VF, L.L.C.

 

New Jersey

Morris Plains Holding VF, L.L.C.

 

New Jersey

Morris Plains Leasing VF, L.L.C.

 

New Jersey

National Furniture Mart, L.P.

 

Delaware

National Hydrant, L.L.C.

 

New York

New Bridgeland Warehouse, L.L.C.

 

Delaware

New Hanover Holding, L.L.C.

 

Delaware

New Hanover Industries, L.L.C.

 

Delaware

New Hanover Leasing, L.L.C.

 

Delaware

New Hanover Public Warehousing, L.L.C.

 

Delaware

New Hyde Park VF, L.L.C.

 

New York

New Kaempfer 1501, L.L.C.

 

Delaware

New Kaempfer 1925, L.L.C.

 

Delaware

New Kaempfer Bowen, L.L.C.

 

Delaware

New Kaempfer IB, L.L.C.

 

Delaware

New Kaempfer Waterfront, L.L.C.

 

Delaware

New KMS, L.L.C.

 

Delaware

New Landthorp Enterprises, L.L.C.

 

Delaware

New TG Hanover, L.L.C.

 

Delaware

New Towmed, L.L.C.

 

Delaware

New Vornado/Saddle Brook, L.L.C.

 

Delaware

New Woodbridge II, L.L.C.

 

New Jersey

Newington VF, L.L.C.

 

Connecticut

NFM Corp.

 

Delaware

NFM Partners, L.P.

 

Delaware

Ninety Park Lender QRS, Inc.

 

Delaware

Ninety Park Lender, L.L.C.

 

New York

Ninety Park Manager, L.L.C.

 

New York

Ninety Park Option, L.L.C.

 

New York

Ninety Park Property, L.L.C.

 

New York

North Bergen VF, L.L.C.

 

New Jersey

North Dearborn, L.L.C.

 

Delaware

North Plainfield VF, L.L.C.

 

New Jersey

Office Acquisition Finance, L.L.C.

 

Delaware

 

6



 

 

 

State of

Name of Subsidiary

 

Organization

 

 

 

Office Center Owner (D.C.), L.L.C.

 

Delaware

One Penn Plaza TRS, Inc.

 

Delaware

One Penn Plaza, L.L.C.

 

New York

Orleans Hubbard L.L.C.

 

Delaware

Palisades 14th Street, L.L.C.

 

Delaware

Palisades A/V Company, L.L.C.

 

New Jersey

Park Four Member, L.L.C.

 

Delaware

Park One Member, L.L.C.

 

Delaware

Philadelphia Holding Company, L.L.C.

 

Pennsylvania

Philadelphia Holding Company, L.P.

 

Pennsylvania

Philadelphia VF, L.L.C.

 

Pennsylvania

Philadelphia VF, L.P.

 

Pennsylvania

Pike Holding Company, L.L.C.

 

Pennsylvania

Pike Holding Company, L.P.

 

Pennsylvania

Pike VF, L.L.C.

 

Pennsylvania

Pike VF, L.P.

 

Pennsylvania

Powerspace & Services, Inc.

 

New York

Rahway Leasing, L.L.C.

 

New Jersey

Realty Services Trustee Company Pvt. Ltd.

 

Foreign

Rochester Holding, L.L.C.

 

New York

Rockville Acquisition, L.L.C.

 

Delaware

RTR VW, L.L.C.

 

Delaware

SMB Administration, L.L.C.

 

Delaware

SMB Holding, L.L.C.

 

Delaware

SMB Tenant Services Floaters, L.L.C.

 

Delaware

SMB Tenant Services, L.L.C.

 

Delaware

SMB Windows, L.L.C.

 

Delaware

Smith Commercial Management, L.L.C.

 

Virginia

South Capital, L.L.C.

 

Delaware

Springfield Member VF, L.L.C.

 

Delaware

Springfield VF, L.L.C.

 

Massachusetts

T 53 Condominium, L.L.C.

 

New York

T.G. Hanover, L.L.C.

 

New Jersey

TCG Developments India Pvt. Ltd.

 

Foreign

TCG Real Estate Investment Management Company Pvt. Ltd.

 

Foreign

TCG Software Parks Pvt. Ltd.

 

Foreign

TCG Urban Infrastructure Holdings Ltd.

 

Foreign

Techna Infrastructure Pvt. Ltd.

 

Foreign

TGSI, L.L.C.

 

Maryland

The Kaempfer Company, Inc.

 

Delaware

The Park Laurel Condominium

 

New York

The Second Rochester Holding, L.L.C.

 

New York

Third Crystal Park Associates Limited Partnership

 

Virginia

Totowa VF, L.L.C.

 

New Jersey

Towmed Housing, L.L.C.

 

Delaware

Towmed Intermediate, L.L.C.

 

Delaware

Towson VF, L.L.C.

 

Maryland

Trees Acquisition Subsidiary, Inc.

 

Delaware

 

7



 

 

 

State of

Name of Subsidiary

 

Organization

 

 

 

Turnersville VF, L.L.C.

 

New Jersey

Two Guys From Harrison Holding Co., L.L.C.

 

Pennsylvania

Two Guys From Harrison Holding Co., L.P.

 

Pennsylvania

Two Guys from Harrison N.Y. (DE), L.L.C.

 

Delaware

Two Guys From Harrison N.Y., L.L.C.

 

New York

Two Guys Mass., L.L.C.

 

Massachusetts

Two Guys-Connecticut Holding, L.L.C.

 

Connecticut

Two Park Company

 

New York

Two Penn Plaza REIT, Inc.

 

New York

Union Square East, L.L.C.

 

New York

Union VF, L.L.C.

 

New Jersey

Upper Moreland Holding Company, L.L.C.

 

Pennsylvania

Upper Moreland Holding Company, L.P.

 

Pennsylvania

Upper Moreland VF, L.L.C.

 

Pennsylvania

URS Real Estate, L.P.

 

Delaware

URS Realty, Inc.

 

Delaware

VBL Company, L.L.C.

 

New York

VC Carthage, L.L.C.

 

Delaware

VC Freezer Amarillo, L.P.

 

Delaware

VC Freezer Babcock, L.L.C.

 

Delaware

VC Freezer Bartow, L.L.C.

 

Delaware

VC Freezer Fort Worth, L.P.

 

Delaware

VC Freezer Fort Worth. L.L.C.

 

Delaware

VC Freezer Fremont, L.L.C.

 

Delaware

VC Freezer Garden City, L.L.C.

 

Delaware

VC Freezer Kentucky, L.L.C.

 

Delaware

VC Freezer Massillon, L.L.C.

 

Delaware

VC Freezer Omaha Amarillo, L.L.C.

 

Delaware

VC Freezer Ontario, L.L.C.

 

Delaware

VC Freezer Phoenix, L.L.C.

 

Delaware

VC Freezer Russelville, L.L.C.

 

Delaware

VC Freezer Sioux Falls, L.L.C.

 

Delaware

VC Freezer Springdale, L.L.C.

 

Delaware

VC Freezer Strasburg, L.L.C.

 

Delaware

VC Freezer Texarkana, L.L.C.

 

Delaware

VC Missouri Holdings, L.L.C.

 

Delaware

VC Missouri Real Estate Holdings, L.L.C.

 

Delaware

VC Omaha Holding Strasburg SPE, L.L.C.

 

Delaware

VC Omaha Holdings, L.L.C.

 

Delaware

VC Omaha Real Estate Holdings, L.L.C.

 

Delaware

VFC Connecticut Holding, L.L.C.

 

Delaware

VFC Massachusetts Holding, L.L.C.

 

Delaware

VFC New Jersey Holding, L.L.C.

 

Delaware

VFC Pennsylvania Holding, L.L.C.

 

Delaware

VFC Pennsylvania Holding, L.P.

 

Delaware

VNK, L.L.C.

 

Delaware

VNO 211-217 Columbus Avenue, L.L.C.

 

Delaware

VNO 386 West Broadway, L.L.C.

 

Delaware

 

8



 

 

 

State of

Name of Subsidiary

 

Organization

 

 

 

VNO 387 West Broadway, L.L.C.

 

Delaware

VNO 424 Sixth Avenue, L.L.C.

 

Delaware

VNO 426 West Broadway Member, L.L.C.

 

Delaware

VNO 426 West Broadway, L.L.C.

 

Delaware

VNO 63rd Street, L.L.C.

 

New York

VNO 828-850 Madison, L.L.C.

 

Delaware

VNO 99-01 Queens Boulevard, L.L.C.

 

Delaware

VNO Battery Wharf B Lender, L.L.C.

 

Delaware

VNO Brick, L.L.C.

 

New Jersey

VNO Broad Street, L.L.C.

 

Delaware

VNO Broome Street, L.L.C.

 

Delaware

VNO Crystal City Marriott, Inc.

 

Delaware

VNO Crystal City TRS, Inc.

 

Delaware

VNO Douglaston Plaza, L.L.C.

 

Delaware

VNO Eatontown Seamans Plaza, L.L.C.

 

Delaware

VNO Hotel, L.L.C.

 

Delaware

VNO Island Global, L.L.C.

 

Delaware

VNO LNR Holdco, L.L.C.

 

Delaware

VNO LNR Mezzanine, L.L.C.

 

Delaware

VNO Patson 340 Pine, L.L.C.

 

Delaware

VNO Patson Geary, L.P.

 

Delaware

VNO Patson GP, L.L.C.

 

Delaware

VNO Patson Sacramento, L.P.

 

Delaware

VNO Patson Walnut Creek, L.P.

 

Delaware

VNO Patson, L.L.C.

 

Delaware

VNO Rockville, L.L.C.

 

Delaware

VNO SMOH, L.L.C.

 

Delaware

Vornado - KC License, L.L.C.

 

Delaware

Vornado - Westport, L.L.C.

 

Connecticut

Vornado 122-124 Spring Street, L.L.C.

 

Delaware

Vornado 1399, L.L.C.

 

Delaware

Vornado 1740 Broadway, L.L.C.

 

New York

Vornado 1925 K, L.L.C.

 

Delaware

Vornado 20 Broad Acquisition, L.L.C.

 

Delaware

Vornado 220 Central Park South, L.L.C.

 

Delaware

Vornado 25 W14, L.L.C.

 

Delaware

Vornado 330 W 34 Mezz, L.L.C.

 

Delaware

Vornado 330 West 34th Street, L.L.C.

 

New York

Vornado 40 East 66th Street Member, L.L.C.

 

Delaware

Vornado 40 East 66th Street TRS, L.L.C.

 

Delaware

Vornado 40 East 66th Street, L.L.C.

 

Delaware

Vornado 401 Commercial, L.L.C.

 

New York

Vornado 50 West 57th Street, L.L.C.

 

Delaware

Vornado 550-600 Mamaroneck, L.P.

 

New York

Vornado 620 Sixth Avenue, L.L.C.

 

Delaware

Vornado 640 Fifth Avenue, L.L.C.

 

New York

Vornado 692 Broadway, L.L.C.

 

Delaware

Vornado 90 Park Avenue, L.L.C.

 

New York

 

9



 

 

 

State of

Name of Subsidiary

 

Organization

 

 

 

Vornado 90 Park QRS, Inc.

 

New York

Vornado Acquisition Co., L.L.C.

 

Delaware

Vornado Art Holding Manager, L.L.C.

 

Delaware

Vornado Art I, L.L.C.

 

Delaware

Vornado Art II, L.L.C.

 

Delaware

Vornado Asset Protection Trust Grantee (TRS), L.L.C.

 

Delaware

Vornado B&B, L.L.C.

 

New York

Vornado Bergen Mall License II, L.L.C.

 

Delaware

Vornado Bergen Mall License, L.L.C.

 

Delaware

Vornado Bergen Mall, L.L.C.

 

New Jersey

Vornado Bevcon I, L.L.C.

 

Delaware

Vornado Beverly, L.L.C.

 

Delaware

Vornado Bowen II, L.L.C.

 

Delaware

Vornado Bowen, L.L.C.

 

Delaware

Vornado Broadway Mall, L.L.C.

 

Delaware

Vornado Burnside Plaza, L.L.C.

 

Delaware

Vornado Caguas GP, Inc.

 

Delaware

Vornado Caguas GP, L.L.C.

 

Delaware

Vornado Caguas Holding, L.L.C.

 

Delaware

Vornado Caguas Holding, L.P.

 

Delaware

Vornado Caguas, L.L.C.

 

Delaware

Vornado Caguas, L.P.

 

Delaware

Vornado CAPI, L.L.C.

 

Delaware

Vornado Carthage and KC Quarries TRS, Inc.

 

Delaware

Vornado Catalinas GP, Inc.

 

Delaware

Vornado Catalinas GP, L.L.C.

 

Delaware

Vornado Catalinas Holding, L.L.C.

 

Delaware

Vornado Catalinas Holding, L.P.

 

Delaware

Vornado Catalinas, L.L.C.

 

Delaware

Vornado Catalinas, L.P.

 

Delaware

Vornado CCA Gainesville, L.L.C.

 

Delaware

Vornado CESCR Gen-Par, L.L.C.

 

Delaware

Vornado CESCR Holdings, L.L.C.

 

Delaware

Vornado CESCR II, L.L.C.

 

Delaware

Vornado CESCR, L.L.C.

 

Delaware

Vornado Commonwealth, L.L.C.

 

Delaware

Vornado Communications, L.L.C.

 

Delaware

Vornado Community LP, L.L.C.

 

Delaware

Vornado Condominium Management, L.L.C.

 

New York

Vornado Crescent Carthage and KC Quarry, L.L.C.

 

Delaware

Vornado Crescent Holding, L.P.

 

Delaware

Vornado Crystal City, L.L.C.

 

Delaware

Vornado Crystal Park Loan, L.L.C.

 

Delaware

Vornado Dune, L.L.C.

 

Delaware

Vornado Eleven Penn Plaza, L.L.C.

 

Delaware

Vornado Farley, L.L.C.

 

Delaware

Vornado Finance GP II, L.L.C.

 

Delaware

Vornado Finance GP, L.L.C.

 

Delaware

 

10



 

 

 

State of

Name of Subsidiary

 

Organization

 

 

 

Vornado Finance II, L.P.

 

Delaware

Vornado Finance SPE, Inc.

 

Delaware

Vornado Finance, L.P.

 

Delaware

Vornado Forest Plaza Member, L.L.C.

 

Delaware

Vornado Forest Plaza, L.L.C.

 

Delaware

Vornado Fort Lee, L.L.C.

 

New Jersey

Vornado GM Loan II, L.L.C.

 

Delaware

Vornado Green Acres Acquisition, L.L.C.

 

Delaware

Vornado Green Acres Delaware, L.L.C.

 

Delaware

Vornado Green Acres Funding, L.L.C.

 

Delaware

Vornado Green Acres Holdings, L.L.C.

 

Delaware

Vornado Green Acres SPE Managing Member, Inc.

 

Delaware

Vornado Gun Hill Road, L.L.C.

 

Delaware

Vornado IB Holdings, L.L.C.

 

Delaware

Vornado Investment Corp.

 

New York

Vornado Investments Corporation

 

Delaware

Vornado Investments, L.L.C.

 

Delaware

Vornado KMS Holdings, L.L.C.

 

Delaware

Vornado Lending Corp.

 

New Jersey

Vornado Lending, L.L.C.

 

New Jersey

Vornado Lodi Delaware Member, L.L.C.

 

Delaware

Vornado Lodi Delaware, L.L.C.

 

Delaware

Vornado Lodi, L.L.C.

 

New Jersey

Vornado M 330, L.L.C.

 

New York

Vornado M 393, L.L.C.

 

New York

Vornado Mamaroneck, L.L.C.

 

New York

Vornado Management Corp.

 

New Jersey

Vornado Manhattan House Mortgage, L.L.C.

 

Delaware

Vornado Mauritius II, L.L.C.

 

Delaware

Vornado Merger Sub, L.P.

 

Delaware

Vornado MH, L.L.C.

 

New York

Vornado MLP GP, L.L.C.

 

Delaware

Vornado Monmouth Mall, L.L.C.

 

New Jersey

Vornado Montehiedra Acquisition, L.L.C.

 

Delaware

Vornado Montehiedra Acquisition, L.P.

 

Delaware

Vornado Montehiedra Holding II, L.P.

 

Delaware

Vornado Montehiedra Holding, L.L.C.

 

Delaware

Vornado Montehiedra Holding, L.P.

 

Delaware

Vornado Montehiedra OP, L.L.C.

 

Delaware

Vornado Montehiedra OP, L.P.

 

Delaware

Vornado Montehiedra, Inc.

 

Delaware

Vornado New York RR One, L.L.C.

 

New York

Vornado Newkirk Advisory, L.L.C.

 

Delaware

Vornado Newkirk, L.L.C.

 

Delaware

Vornado NK Loan, L.L.C.

 

Massachusetts

Vornado North Bergen Tonelle Plaza, L.L.C.

 

Delaware

Vornado Office Management, L.L.C.

 

New York

Vornado Office, Inc.

 

New York

 

11



 

 

 

State of

Name of Subsidiary

 

Organization

 

 

 

Vornado Patson Investor, L.L.C.

 

Delaware

Vornado PS, L.L.C.

 

Delaware

Vornado Realty, L.L.C.

 

Delaware

Vornado Rockville, L.L.C.

 

Delaware

Vornado Roney Palace Loan, L.L.C.

 

Delaware

Vornado Rosslyn, L.L.C.

 

Delaware

Vornado RTR, Inc.

 

Delaware

Vornado San Jose, L.L.C.

 

Delaware

Vornado Savanna SM, L.L.C.

 

Delaware

Vornado Savanna, L.L.C.

 

Delaware

Vornado SB 1, L.P.

 

Delaware

Vornado SB 10, L.P.

 

Delaware

Vornado SB 11, L.P.

 

Delaware

Vornado SB 12, L.P.

 

Delaware

Vornado SB 13, L.P.

 

Delaware

Vornado SB 14, L.P.

 

Delaware

Vornado SB 15, L.P.

 

Delaware

Vornado SB 16, L.P.

 

Delaware

Vornado SB 17, L.P.

 

Delaware

Vornado SB 18, L.P.

 

Delaware

Vornado SB 19, L.P.

 

Delaware

Vornado SB 2, L.P.

 

Delaware

Vornado SB 20, L.P.

 

Delaware

Vornado SB 21, L.P.

 

Delaware

Vornado SB 22, L.P.

 

Delaware

Vornado SB 23, L.P.

 

Delaware

Vornado SB 24, L.P.

 

Delaware

Vornado SB 25, L.P.

 

Delaware

Vornado SB 3, L.P.

 

Delaware

Vornado SB 4, L.P.

 

Delaware

Vornado SB 5, L.P.

 

Delaware

Vornado SB 6, L.P.

 

Delaware

Vornado SB 7, L.P.

 

Delaware

Vornado SB 8, L.P.

 

Delaware

Vornado SB 9, L.P.

 

Delaware

Vornado SB, L.L.C.

 

Delaware

Vornado SC Properties II, L.L.C.

 

Delaware

Vornado SC Properties, L.L.C.

 

Delaware

Vornado Sheffield Mezz Loan, L.L.C.

 

Delaware

Vornado Shenandoah Holdings, L.L.C.

 

Delaware

Vornado Sign, L.L.C.

 

Delaware

Vornado South Hills, L.L.C.

 

Delaware

Vornado Springfield Mall Manager, L.L.C.

 

Delaware

Vornado Springfield Mall, L.L.C.

 

Delaware

Vornado Suffolk, L.L.C.

 

Delaware

Vornado Thompson, L.L.C.

 

Delaware

Vornado Title, L.L.C.

 

Delaware

Vornado TOA-Baja II, L.L.C.

 

Delaware

 

12



 

 

 

State of

Name of Subsidiary

 

Organization

 

 

 

Vornado TOA-Baja, L.L.C.

 

Delaware

Vornado Toys Bridge, L.L.C.

 

Delaware

Vornado Truck, L.L.C.

 

Delaware

Vornado TSQ, L.L.C.

 

Delaware

Vornado Two Penn Plaza, L.L.C.

 

New York

Vornado Two Penn Property, L.L.C.

 

Delaware

Vornado Vegas Blvd Debt, L.L.C.

 

Delaware

Vornado Vegas Blvd Equity, L.L.C.

 

Delaware

Vornado Warner Acquisition, L.L.C.

 

Delaware

Vornado Warner, L.L.C.

 

Delaware

Vornado Wasserman Fund Owner, L.L.C.

 

Delaware

Vornado Waterfront Holdings, L.L.C.

 

Delaware

Vornado Westbury Retail II, L.L.C.

 

Delaware

Vornado Westbury Retail, L.L.C.

 

Delaware

VRT Development Rights, L.L.C.

 

New York

VRT Massachusetts Holding, L.L.C.

 

Delaware

VRT New Jersey Holding, L.L.C.

 

Delaware

VSP, G.P.

 

New York

VSPS I, L.L.C.

 

Delaware

VSPS, L.L.C.

 

Delaware

VW Old Park II, L.L.C.

 

Delaware

VW Old Park III, L.L.C.

 

Delaware

VW Old Park, L.L.C.

 

Delaware

Warner Investments, L.P.

 

Delaware

Washington CESC TRS, Inc.

 

Delaware

Washington Design Center Subsidiary, L.L.C.

 

Delaware

Washington Design Center, L.L.C.

 

Delaware

Washington Mart TRS, Inc.

 

Delaware

Washington Office Center, L.L.C.

 

Delaware

Watchung VF, L.L.C.

 

New Jersey

Waterbury VF, L.L.C.

 

Connecticut

Wayne VF, L.L.C.

 

New Jersey

Wells Kinzie, L.L.C.

 

Delaware

West Windsor Holding Corporation

 

New Jersey

West Windsor Holding, L.L.C.

 

New Jersey

Woodbridge VF, L.L.C.

 

New Jersey

York Holding Company, L.L.C.

 

Pennsylvania

York Holding Company, L.P.

 

Pennsylvania

York VF, L.L.C.

 

Pennsylvania

 

13


EXHIBIT 23

 

CONSENT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM

 

We consent to the incorporation by reference in the following Registration Statements of our reports dated February 28, 2006, relating to the consolidated financial statements and financial statement schedules of Vornado Realty Trust, and management’s report on the effectiveness of internal control over financial reporting appearing in the Annual Report on Form 10-K of Vornado Realty Trust for the year ended December 31, 2005:

 

Registration Statement No. 333-68462 on Form S-8

Amendment No. 1 to Registration Statement No. 333-36080 on Form S-3

Registration Statement No. 333-64015 on Form S-3

Amendment No. 1 to Registration Statement No. 333-50095 on Form S-3

Registration Statement No. 333-52573 on Form S-8

Registration Statement No. 333-29011 on Form S-8

Registration Statement No. 333-09159 on Form S-8

Registration Statement No. 333-76327 on Form S-3

Amendment No.1 to Registration Statement No. 333-89667 on Form S-3

Registration Statement No. 333-81497 on Form S-8

Registration Statement No. 333-102216 on Form S-8

Amendment No.1 to Registration Statement No. 333-102215 on Form S-3

Amendment No.1 to Registration Statement No. 333-102217 on Form S-3

Registration Statement No. 333-105838 on Form S-3

Registration Statement No. 333-107024 on Form S-3

Registration Statement No. 333-109661 on Form S-3

Registration Statement No. 333-114146 on Form S-3

Registration Statement No. 333-114807 on Form S-3

Registration Statement No. 333-121929 on Form S-3

 

and in the following joint registration statements of Vornado Realty Trust and Vornado Realty L.P. :

 

Amendment No. 4 to Registration Statement No. 333-40787 on Form S-3

Amendment No. 4 to Registration Statement No. 333-29013 on Form S-3

Registration Statement No. 333-108138 on Form S-3

Registration Statement No. 333-122306 on Form S-3

 

 

DELOITTE & TOUCHE LLP

 

Parsippany, New Jersey

February 28, 2006

 

208


EXHIBIT 31.1

 

CERTIFICATION

 

I, Steven Roth, certify that:

 

1.     I have reviewed this annual report on Form 10-K of Vornado Realty Trust;

 

2.     Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

 

3.     Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

 

4.     The registrant’s other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal controls over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:

 

a)     Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

 

b)    Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

 

c)     Evaluated the effectiveness of the registrant’s disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

 

d)    Disclosed in this report any change in the registrant’s internal control over financial reporting that occurred during the registrant’s most recent fiscal quarter (the registrant’s fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant’s internal control over financial reporting; and

 

5.     The registrant’s other certifying officer and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant’s auditors and the audit committee of the registrant’s board of directors (or persons performing the equivalent functions):

 

a)     All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant’s ability to record, process, summarize and report financial information; and

 

b)    Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant’s internal control over financial reporting.

 

February 28, 2006

 

 

 

 

 

/s/       Steven Roth

 

Steven Roth

 

Chief Executive Officer

 

 

222


EXHIBIT 31.2

 

CERTIFICATION

 

I, Joseph Macnow, certify that:

 

1.     I have reviewed this annual report on Form 10-K of Vornado Realty Trust;

 

2.     Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

 

3.     Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

 

4.     The registrant’s other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal controls over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:

 

a)     Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

 

b)    Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

 

c)     Evaluated the effectiveness of the registrant’s disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

 

d)    Disclosed in this report any change in the registrant’s internal control over financial reporting that occurred during the registrant’s most recent fiscal quarter (the registrant’s fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant’s internal control over financial reporting; and

 

5.     The registrant’s other certifying officer and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant’s auditors and the audit committee of the registrant’s board of directors (or persons performing the equivalent functions):

 

a)     All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant’s ability to record, process, summarize and report financial information; and

 

b)    Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant’s internal control over financial reporting.

 

February 28, 2006

 

 

 

/s/        Joseph Macnow

 

Joseph Macnow,

 

Chief Financial Officer

 

 

223


EXHIBIT 32.1

 

CERTIFICATION

 

Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002
(Subsection (a) and (b) of Section 1350, Chapter 63 of Title 18, United States Code)

 

Pursuant to section 906 of the Sarbanes-Oxley Act of 2002 (subsections (a) and (b) of section 1350, chapter 63 of title 18, United States Code), the undersigned officer of Vornado Realty Trust (the “Company”), hereby certifies, to such officer’s knowledge, that:

 

The Annual Report on Form 10-K for the year ended December 31, 2005 (the “Report”) of the Company fully complies with the requirements of section 13(a) or 15(d) of the Securities Exchange Act of 1934 and information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Company.

 

 

February 28, 2006

/s/

Steven Roth

 

 

Name:

Steven Roth

 

 

Title:

Chief Executive Officer

 

224


EXHIBIT 32.2

 

CERTIFICATION

 

Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002
(Subsection (a) and (b) of Section 1350, Chapter 63 of Title 18, United States Code)

 

Pursuant to section 906 of the Sarbanes-Oxley Act of 2002 (subsections (a) and (b) of section 1350, chapter 63 of title 18, United States Code), the undersigned officer of Vornado Realty Trust (the “Company”), hereby certifies, to such officer’s knowledge, that:

 

The Annual Report on Form 10-K for the year ended December 31, 2005 (the “Report”) of the Company fully complies with the requirements of section 13(a) or 15(d) of the Securities Exchange Act of 1934 and information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Company.

 

 

February 28, 2006

/s/

Joseph Macnow

 

 

Name:

Joseph Macnow

 

 

Title:

Chief Financial Officer

 

225